HomeMy WebLinkAbout15 TUSTIN LEGACY BACKBONE INFRASTRUCTURE FINANCING PROGRAM-2011 UPDATEAgenda Item 15
Reviewed:
AGENDA REPORT City Manager
Finance Director
oil
TO: JEFFREY C. PARKER, CITY MANAGER
FROM: CITY MANAGER'S OFFICE
SUBJECT: TUSTIN LEGACY BACKBONE INFRASTRUCTURE FINANCING
PROGRAM — 2011 UPDATE
SUMMARY
A 2011 updated analysis has been completed of the fair share contributions required of
development areas at Tustin Legacy to finance Tustin Legacy Backbone Infrastructure
to serve new development.
RECOMMENDATION
It is recommended that the City Council: (1) receive and approve the 2011 Update of
the Tustin Legacy Backbone Infrastructure Financing Program and Tustin Legacy Fair
Share Analysis; and (2) direct staff to utilize the fair share allocations for specific
development areas in negotiated sale or conveyance transactions, including those
transactions that involve development agreements, disposition and development
agreements and/or other transaction agreements at Tustin Legacy necessary to
accommodate private development.
FISCAL IMPACT
The Tustin Legacy Backbone Infrastructure Finance Program 2011 Update (TL
Infrastructure Program) assists in the financing of public facilities and required
developer EIS/EIR mitigation for the Tustin Legacy Project and, as needed, to serve
development at Tustin Legacy. Anticipated future contributions would be expected from
the 2011 program in the amount of $225,787,304. This amount could be modified in the
future by the City Council based on any subsequent updates to the TL Infrastructure
Program.
BACKGROUND
The TL Infrastructure Program is part of a comprehensive financing and construction
program to ensure completion of needed backbone infrastructure necessary to
accommodate development within the former Marine Corps Air Station (also referred to
Agenda Report
February 7, 2012
Page 2
as the Tustin Legacy Project), which includes properties within the City of Tustin and the
City of Irvine and all properties within the MCAS Tustin Specific Plan ("Specific Plan")
area.
The purpose of the TL Infrastructure Program is to facilitate early completion of
improvements when needed, provide for a method of financing the backbone
infrastructure network, to make provision for development where certain Tustin Legacy
backbone infrastructure is required as a condition of development, and to ensure that
new development is in balance with adequately serving backbone infrastructure. The
TL Infrastructure Program is based in part upon the environmental mitigation measures
contained in the Final Joint Environmental Impact Statement/Environmental Impact
Report for the Disposal and Reuse of the Former Marine Corps Air Station Tustin (the
"Final EIS/EIR", as subsequently amended), the MCAS Specific Plan and Tustin
General Plan, the corresponding Master Development Plan and Design Guidelines for
the Tustin Legacy Project, and approved Concept Plans and entitlements granted for
development within the Tustin Legacy Project, including subsequent amendments
thereto. The TL Infrastructure Program also required adjustment based on updated
regulatory requirements and actual costs of construction to complete backbone
elements and estimated construction cost inflationary increases. The TL Infrastructure
Program identifies certain required backbone infrastructure improvements needed to
serve future development within the Tustin Legacy Project along with the corresponding
source documents, such as, but not limited to, the Final EIS/EIR and Specific Plan, as
may have been amended, which identify the level of development that can be
accommodated upon their completion. Through the TL Infrastructure Program, the
phasing of future development can also be linked to the phasing of required backbone
infrastructure.
The TL Infrastructure Program requires all new private development within the Tustin
Legacy Project to pay a Fair Share Contribution of required Tustin Legacy backbone
infrastructure, or to design and construct TL Infrastructure Program improvements,
and/or a combination, as agreed to by the City and a developer. The Fair Share
Contributions correspond to actual costs for improvements which include necessary
funding for engineering and construction costs of backbone infrastructure
improvements, the City's administrative and construction management expenses
related to such backbone infrastructure improvements, and any plan checking and
inspection and permitting expenses. The TL Infrastructure Program does not include
maintenance or operational costs for said backbone infrastructure improvements.
The 2011 update to the TL Infrastructure Program is based on review of the TL
Infrastructure Program by the City's Public Works Department, Tustin Community
Redevelopment Agency, and supporting consultants to determine any adjustments to
the program necessary to: (1) reflect actual costs incurred or projected costs to design
and install certain backbone improvements required under the TL Infrastructure
Agenda Report
r-V�l
February 7, 2012
Page 3
Program in accordance with the Tustin General Plan, the MCAS Tustin Specific Plan,
the Final EIS/EIR for the Disposal and Reuse of MCAS Tustin, as amended; (2)
determine the need to eliminate any backbone improvements to the TL Infrastructure
Program based on subsequent planning or other events, and; (3) to reevaluate outside
funding sources and to determine if any additional funding sources are available
impacting the program on certain development sites. The update reflects the most
current information available to the City. No inflationary increases in individual
backbone improvements have been proposed in the update at this time. However,
several major reductions in the total facility costs have reduced the total costs
associated with the program from the 2007 update of the program reviewed and
adopted by the City Council in September of 2008. These reductions are generally
related to the elimination of a number of required off-site traffic/circulation mitigation
programs in Irvine as a result of a Settlement Agreement with the City of Irvine on their
IBC rezoning.
A more detailed overview of the TL Infrastructure Program, its history, mechanisms for
implementation of the program through future opportunity sales transactions (including
the use of development agreements, disposition and development agreements and
purchase and sale agreements and other transaction agreements) and a detailed
description of the purpose of the Fair Share Contributions required under the program
by backbone infrastructure category is provided in the attached report. The seven
categories of infrastructure facilities that are addressed in the program include:
• Transportation and circulation improvements;
• Drainage improvements which include retention and detention basins, storm
drains and flood control channels and water quality and mitigation improvements;
• Dry utility improvements;
• Parks, open space, and recreational improvements;
• Library improvements;
• Fire facility improvements, and;
• Community entry signage.
In addition, the TL Infrastructure Program report includes an analysis by David Taussig
and Associates ("Taussig Analysis") of the proposed 2011 Fair Share Contributions that
are assigned to individual development areas and the methodology for distributing costs
to individual development sites. As noted in the detailed analysis by Taussig, certain
development sites were capped in their TL Infrastructure Program Fair Share
Contribution in the past due to significant financial considerations on particular
Agenda Report
February 7, 2012
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development transactions. Any increase in infrastructure costs that would have been
otherwise allocated to these particular sites were transferred to the Master Developer
footprint as previously approved by the City Council. However, no portion of the
transfer of obligations has been imposed at any time on properties purchased from the
federal government particularly by Marble Mountain Partners, LLP (MMP) and entitled in
Irvine and Tustin. In addition, certain sites such as the Laing, MMP and Vestar sites
were also given credit for certain contributions these development projects either
contractually committed to, or were required to make, towards the TL Backbone
Program. Given that the City is the primary beneficiary of recent MCAS Tustin RDA
bond proceeds for infrastructure construction as well as the Irvine IBC Settlement
Agreement, only certain parcels within the former Master Developer footprint that were
unencumbered by liens left in place by the former Master Developer were given credit
for this funding source against what otherwise would have been a higher Fair Share
Contribution. While a significant dollar amount ($31,900,000) of the MCAS Tustin RDA
bonds issued in 2010 have been identified as a funding source in the program, the
allocation across individual sites has been separately identified in Section III of Table 4
of the 2011 Taussig Analysis in the event that there is any future obstruction in the use
of these bonds for their intended primary purpose (Tustin Legacy Backbone
Infrastructure, and Tustin Ranch Road in particular). If such a future event occurs, an
update to the program will be needed.
Based on the Taussig Analysis, the following table provides a summary of the Tustin
Legacy Infrastructure Program Fair Share contributions by development site location
proposed for 2011 in comparison to previous City Council actions in the past on the
program.
[THIS SPACE INTENTIONALLY LEFT BLANK]
Agenda Report
February 7, 2012
Page 5
Comparison of TL Backbone Infrastructure Required Net Fair Share
Contributions
Development Sites
2006
2007 Updates
2011 Updates
Increase
Percentage
Increase
2007-2011
2007-2011
MMP (Columbus Square and
Columbus Grove in Tustin and
$60,481,233
$67,254,215
$63,455,488*
0
NA
Irvine)
Laing (Tustin Fields I and II -WL
Homes)
$ 9,733,437
$ 9,733,437
$ 9,733,437*
0
NA
Vestar (District)
$36,330,000
$36,330,000
$36,330,000
0
NA
City (18 acre facility along Red
Hill former SAUD site
0
0
$ 8,498,101
NA
NA
Former Master Development
Site
D -1A North
NA
NA
$4,324,393
NA
NA
D -1A South
NA
NA
$2,397,140
NA
NA
D-1 B
NA
NA
$8,787,926
NA
NA
D-1 C
NA
NA
$10,305,617
NA
NA
D -2A
NA
NA
$12,523,355
NA
NA
D-213
NA
NA
$2,777,289
NA
NA
D -2C
NA
NA
$18,205,955
NA
NA
D-3
NA
NA
$10,529,699
NA
NA
D-4
NA
NA
$14,372,841
NA
NA
D-5
NA
NA
$15,609,620
NA
NA
D-6
NA
NA
$21,457,742
NA
NA
D-7
NA
NA
$52,761,330
NA
NA
D-8
NA
NA
$43,235,295
NA
NA
Sub -Totals
$227,984,805
$280,014,435
$217,289,203
($62,725,232)
(22.4%)
Total Fair Share
Contributions
$345,529,476
$393,332,086
$335,306,229
($58,015,857)
(14.7%)
Other Financing Sources
(Quimby Act fees paid, library
contributions, Tustin Ranch
$ 13,907,409
$14,146,844
$59,235,564
$45,088,720
318.7%
Road Irvine Co. Agreement,
etc.)
Total TL Infrastructure
Program Costs -
$348,436,885
$407,478,930
$394,641,793
($12,837,137)
(3.15%)
Agenda Report
February 7, 2012
Page 6
For purposes of implementation of the TL Infrastructure Program and clarifying issues
that have been previously discussed with development entities regarding the program,
the following narrative is intended to identify a process and the procedures to be utilized
in requiring future Fair Share Contributions in conjunction with future real estate
transactions at Tustin Legacy.
Tustin Legacy Backbone Infrastructure Program Fair Share Contribution Process
Property sales agreements, disposition and development agreements, development
agreements and/or other transaction agreements, shall be utilized to implement the TL
Infrastructure Program. The program has distinct separate Fair Share Contributions
with different Fair Share Contributions for different Disposition Packages and/or
Planning Areas. The Fair Share Contributions for each development area have been
allocated based upon the comprehensive methodology identified in the attached report
and 2011 Taussig Analysis.
Developers or landowners would enter into agreements with the City to design and
construct, or provide cash or debt financing for their TL Infrastructure Program Fair
Share Contributions. If the City Council is willing to participate in issuance of
Community Facilities Districts (CFD's) based on, and in anticipation of, a receipt of bond
proceeds, the City may allow a developer/landowner to defer payment of its Fair Share
Contribution, provided that the deferral of the Fair Share Contribution is secured by a
performance bond or letters of credit in a form approved by the City. If TL Backbone
Infrastructure Program improvements are determined to be needed, at the City's sole
discretion, the City could request an advance from the developer before bond proceeds
are available or, in the event of developer's failure to be responsive, the City could call
on the performance bonds or letters of credit.
Upon the City's approval of a CFD that includes a particular development site and
receipt of proceeds from the sale of bonds issued for all or a portion of a
developer/landowner's Fair Share Contribution (or cash payment thereof), the City
would be authorized to approve the release of the performance bond or letters of credit
which have secured the deferral of the Fair Share Contribution; provided that the CFD
proceeds or cash amounts are at least equivalent to the amounts covered by the
performance bond and/or letters of credit.
Developers/landowners who participate in funding the design and construction of TL
Infrastructure Program improvements will receive credit toward payment of their Fair
Share Contributions to the extent that such improvements are within the TL
Infrastructure Program, costs are approved by the City, and such cost of improvements
are equal to the development site's Fair Share Contribution. Any credit procedure will
Agenda Report
February 7, 2012
Page 7
be identified in a Reimbursement Agreement upon the City receiving a performance
bond or letters of credit securing the obligation for design and construction.
Credits may be transferred to the subsequent developer/landowner for a particular
development area with the transfer of title to the land. However, transfer of credit
between participating developer/landowners, where title to the land is proposed to be
transferred, shall be first approved in writing by the City.
Subdivisions in which TIL Infrastructure Program improvements are required will be
eligible toward a developer/land owner's Fair Share Contribution credit to the extent that
the costs are included in the TIL Infrastructure Program. In cases where subdivisions
include TL Infrastructure Program components exceeding the developer/landowner's
Fair Share Contribution, the developer/landowner shall enter into a reimbursement
agreement with the City prior to recordation of the final map or parcel map, or first
building permit, as applicable, to identify the difference in the dollar amount between the
estimated costs of those improvements as estimated in the TIL Infrastructure Program
and the calculated Fair Share Contribution. Such agreements shall establish the
amount of reimbursement and restrictions on the funding sources for any infrastructure
reimbursement which developer/landowner may be entitled. A developer/landowner
may be entitled to reimbursement for a period of fifteen years after acceptance of the
improvements by the City and appropriate legislative body (for off-site improvements)
providing TIL Program funds are available for reimbursement. However, credits will not
be allowed for TIL Infrastructure Program improvements for which a CFD has been
formed and from which reimbursement to the landowners, its successors or assigns, for
improvements that have been made or are proposed, or to a developer/landowner
where the City has previously capped in any manner, or through any other mechanism,
the level of Fair Share Contribution that a developer/landowner had to make (including,
but not limited to, a Disposition Development Agreement, Cooperative Agreement,
Settlement Agreement, Infrastructure Construction Reimbursement Agreement, or any
other legally binding Agreement that has or may be entered into between the City and a
developer/ landowner).
No reimbursements shall be made until all grading, improvements and dedications are
completed and accepted by the City or Tustin City Council and funds are available for
reimbursement as determined by the appropriate legislative body.
Credit for improvements will only be given to the extent that the cost of such
improvements is included in the construction cost estimates for the TL Infrastructure
Program. Engineering and administration credit shall not exceed costs estimated
contained in the program for such expenditures and any contractual provisions that
acknowledge such amounts included in a development agreement, disposition and
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February 7, 2012
Page 8
development agreement, reimbursement agreement or any other real estate transaction
agreement between a developer/landowner and the City.
The current TL Infrastructure Program includes the estimated cost of constructing an
improvement, including labor, materials and equipment costs; the reasonable cost of
designing and preparing the plans, including engineering services which generally are
approximately 10% of construction costs (there are a few minor exceptions for more
complex improvement items); estimated fees paid to governmental agencies in order to
obtain permits, licenses or other necessary governmental approvals; and reviews and
costs for professional services directly related to the construction, including engineering,
legal, accounting, inspection, construction staking, materials, testing and similar
professional services, which costs would not exceed 5% of construction costs;
construction management services, which costs would not exceed 3% of construction
costs; and costs of payment, performance or maintenance bonds and insurance
(including any title insurance). Each item of authorized costs includes only amounts
actually paid to third parties and do not include overhead or other internal expenses.
Exemptions
All disputes regarding the applicability of whether Fair Share Contributions are required
for specific projects or the exemption of a project from Fair Share Contributions
requirements shall be presented to the City of Tustin for resolution.
The following categories which receive exemptions from payment of property taxes shall
also be generally exempt from making Fair Share Contributions towards the Tustin
Legacy Backbone Infrastructure Program: (1) churches; (2) religious organizations; (3)
City or public agency owned uses not being used for economic return; and (4) welfare
uses. The final determination of whether a property is exempt will be based upon the
verification of a property tax exemption for those specified categories of the latest
Assessor's roll as defined for Orange County by the State of California.
Government-owned facilities and utilities shall be exempt from payment of Fair Share
Contributions to the extent that the facilities shall not be used for generating revenue or
commercial purposes. Examples of exempt public uses are city halls, parks and park
buildings, and other public buildings. Private possessory interests and private
development on public property not owned by the City of Tustin will not be exempt from
payment of any required Fair Share Contributions. Updates to the TL Infrastructure
Program may need to occur incrementally to reflect a redistribution of Fair Share costs
when these circumstances arise.
Agenda Report
February 7, 2012
Page 9
Parking structures shall also be exempt from Fair Share Contributions since they do not
generate vehicular attraction in and of themselves.
Fair Share Contributions may also be waived in the case of affordable housing units that
are specifically granted as "density bonuses" under the City of Tustin's Density Bonus
Ordinance. Under statewide density bonus provisions, granting of such density
bonuses by the City are exempt from any environmental review requirements. Since
these projects are an intensification of the baseline, where no additional environmental
review is necessary on future projects, no additional Fair Share Contribution revenue
towards the TL Infrastructure Program shall be assumed for additional affordable units
approved with density bonuses.
Application of Fair Share Contributions
When Fair Share Contributions are collected prior to the time of a first building permit
being issued within a Disposition Package or planning area, the Fair Share Contribution
shall be determined based on the authorized entitlements of development within an
individual Disposition Package or planning area based on the Fair Share Analysis.
In the event that a developer/landowner intends to request an intensification of the land
uses identified in the Fair Share Analysis for a Disposition Package or Planning Area,
the Fair Share Contribution will be recalculated by the City based on the net increase in
building area by land use type being proposed.
Notwithstanding property tax exemptions, government-owned or constructed facilities
(including but not limited to counties, cities, and redevelopment agencies) which will
generate revenue or be leased for commercial purposes shall be required to make a
Fair Share Contribution towards the TL Infrastructure Program. Examples of this
include the revenue generating portions of airports, train stations, sports arenas,
convention centers, bus terminals, hotels, or concessions on public lands. In the event
that construction of these facilities is not currently known, and is an expansion of an
existing use, the Fair Share Contribution shall be determined by the City based on the
net increase of building area and type of land use.
Fair Share Contributions are limited to capital improvements that expand system
capacity and shall not be spent on maintenance, personnel training or other operating
costs.
Rights of Way
Rights -of -Way for the TL Infrastructure Program are assumed to be dedicated to the
City by developers/landowners in conjunction with developer where required by the City
Agenda Report
February 7, 2012
Page 10
or may have already been acquired or reserved by the City. Consequently, the costs for
Rights -of -Way have not been included in the TL Infrastructure Program with the
exception of minor arterial increments that were in the City of Irvine and needed to
complete a missing link or intersection improvement as originally shown in the TL
Infrastructure Program. Right -of -Way dedications are therefore, not creditable towards
Fair Share Contributions.
Future Updates to the Fair Share Contributions
The City, on a regular basis, will review the list of TIL Infrastructure Program
improvement components for possible revisions to update costs or changes to specific
improvements. The basis for cost changes would be generally where amendments to
program improvements are actually determined necessary and whether the subsequent
design status of an improvement results in the need to re-examine and modify a cost
estimate and as a result of normal increases in construction costs based on current
economic conditions (i.e. cost of living adjustments, increases in commodity prices,
etc.).
In the event that a Fair Share Contribution or part thereof exceeds actual expenses for a
TL Infrastructure Program improvement component, the City will reserve the right to
reallocate excess contribution funding to cover other designated TL Infrastructure
Program costs. Once a Fair Share Contribution has been made for a development
area, no subsequent increases in the allocation of a Fair Share Contribution shall be
made to that development area unless otherwise provided for in a Development
Agreement, Disposition and Development Agreement, Reimbursement Agreement, or
other real estate transaction agreement.
Staff will be available to answer any additional questions from the City Council.
Christine Shingleton Do(6g(ias;$. Stack
Assistant Executive ector Director 0 Public Works/City Engineer
Attachment: Tustin Legacy Backbone Infrastructure Financing
Program 2011 Update
TUSTIN LEGACY
BACKBONE INFRASTRUCTURE
FINANCING PROGRAM
N,
2011 Update
Table of Contents
I. An Overview ............................................................................................................................................ 1
11. Tustin Legacy Infrastructure Program .................................................................................. 4
Purpose of Fair Share Contributions Towards the Tustin Legacy
InfrastructureProgram ....................................................................................................................... 6
1. Transportation/Circulation ......................................................................................... 7
Purpose and Use of Fair Share Contributions for Tustin Legacy
Infrastructure Program Related to Transportation/Circulation
Improvements............................................................................................................. 7
Relationship Between the Transportation and Circulation
Improvements to be Funded by the Fair Share Contributions
andType of Development Project .................................................................................................. 7
Relationship Between the Amount of Fair Share Contributions
for the Tustin Legacy Infrastructure Program to be Collected for
Transportation and Circulation Improvements and the Cost of the
Transportation and Circulation Improvements .........................................................8
2. Drainage Improvements and Water Quality/Mitigation Improvements .................9
Purpose and Use of Fair Share Contributions to Tustin Legacy
Infrastructure Program for Drainage Facilities and Water Quality/
Mitigation Improvements ........................................................................................... 9
Relationship Between the Drainage and Water Quality/Mitigation
Improvements Funded by the Fair Share Contribution for Tustin
Legacy Infrastructure Program and Type of Development Project ......................10
Relationship (Proportionality) Between the Amount of the
Fair Share Contribution Towards Tustin Legacy Infrastructure
Program for Drainage and Water Quality/Mitigation Improvements
and the Cost of Backbone Improvements and Public Facilities .............................12
3. Dry Utilities Improvements ...................................................................................... 13
Purpose and Use of Fair Share Contributions to Tustin Legacy
Infrastructure for Dry Utility Improvements ..........................................................13
Tustin Legacy
Backbone Infrastructure Financing Program
Relationship Between the Dry Utility Improvements Funded
by the Fair Share Contributions to the Tustin Legacy
Infrastructure Program and Type of Development Project ...................................13
Relationship Between the Amount of the Fair Share Contribution
to the Tustin Legacy Infrastructure Program for Dray Utility
Improvements and the Cost of Needed Backbone Dry Utility
Improvements............................................................................................................ 14
4. Parks, Open Space and Recreational Improvements ..............................................14
Purpose and Use of Fair Share Contributions Towards Tustin Legacy
Infrastructure Program for Parks, Open Space and Recreational
Improvements........................................................................................................... 14
Relationship Between the Amount of the Tustin Legacy
Infrastructure Program Fair Share Contributions for Parks and
Open Space and the Cost of Public Facilities ............................................................17
S. Other Community Facilities .............................................................................................. 18
Purpose and Use for Collecting Fair Share Contributions Towards
the Tustin Legacy Infrastructure Program Towards a Tustin Legacy
Fire Station, Tustin Library, and Community Entry Signage ..................................18
Relationship Between the Tustin Legacy Fire Station, Library,
and Community Entry Signage Improvements Funded by Fair
Share Contributions to the Tustin Legacy Infrastructure Program
and the Type of Development Project ..................................................................... 19
Exhibit A - Disposition Area Index Maps
Tustin Legacy
Backbone Infrastructure Financing Program ii
Tustin Legacy
5.1'ackbone Infrastructure Financing Program
1100j� =1
The Tustin Legacy Backbone Infrastructure Program (the "TL Infrastructure Program") is
part of a comprehensive financing and construction program to ensure completion of
needed backbone infrastructure necessary to accommodate development within the
former Marine Corps Air Station (also referred to as the Tustin Legacy Project), which
includes properties within the City of Tustin and the City of Irvine and all properties within
the MCAS Tustin Specific Plan ("Specific Plan") area.
The purpose of the TL Infrastructure Program is to facilitate early completion of
improvements when needed, provide for a method of financing the backbone
infrastructure network, to make provisions for development where certain Tustin Legacy
backbone infrastructure is required as a condition of development, and to ensure that new
development is in balance with adequately serving backbone infrastructure. The TL
Infrastructure Program is based in part upon the environmental mitigation measures
contained in the Final joint Environmental Impact Statement/ Environmental Impact
Report for the Disposal and Reuse of the Former Marine Corps Air Station Tustin (the
"Final EIS/EIR", as subsequently amended), the MCAS Specific Plan and Tustin General
Plan, the corresponding Master Development Plan and Design Guidelines for the Tustin
Legacy Project and approved Concept Plans and entitlements granted for development
within the Tustin Legacy Project, including subsequent amendments thereto. The TL
Infrastructure Program also required adjustment based on any updated regulatory
requirements and actual costs of construction to complete backbone elements and
estimated construction cost inflationary increases. The TL Infrastructure Program
identifies certain required backbone infrastructure improvements needed to serve future
development within the Tustin Legacy Project along with the corresponding source
documents such as but not limited to the Final EIS/EIR d Specific Plan, as may have been
amended, which identify the level of development that can be accommodated upon their
completion. Through the TL Infrastructure Program, the phasing of future development
can also be linked to the phasing of required backbone infrastructure.
The TL Infrastructure Program requires all new private development within the Tustin
Legacy Project to pay their Fair Share Contribution of required Tustin Legacy backbone
infrastructure, or to design and construct TL Infrastructure Program improvements,
and/or a combination, as agreed to by the City and a developer. The Fair Share
Contributions correspond to actual costs for improvements which include necessary
funding for engineering and construction costs of backbone infrastructure improvements
including the City's administrative and construction management expenses related to such
backbone infrastructure improvements, and any plan checking and inspection and
Tustin Legacy
Backbone Infrastructure Financing Program Page 1
permitting expenses. The TL Infrastructure Program does not include maintenance or
operational costs for said backbone infrastructure improvements.
The TL Infrastructure Program Fair Share Contributions are applicable to all new private
development at Tustin Legacy.
A. History of the Tustin Legacy Backbone Infrastructure Program
During the preparation and as part of subsequent amendments to the MCAS Specific Plan,
corresponding provisions of the Tustin General Plan and the Final EIS/EIR, it was
determined that development of the former Marine Corps Air Station Tustin would result
in the need for certain backbone infrastructure located both on-site and off-site. Seven
categories of facilities have been identified in the program including:
1) Transportation and circulation improvements (including roadways and, bridges,
traffic signals and traffic mitigation within the City of Santa Ana and Irvine);
2) Drainage improvements (including retention and detention basins, backbone
storm drains and flood control channel improvements) and Water
Quality/Mitigation Improvements;
3) Dry utility backbone improvements (electricity, gas, cable and telecommuni-
cations, etc.);
4) Parks, open space and recreational improvements (including neighborhood
parks community parks; lineal park elements; Peters Canyon trail
improvements; an aquatic center, tennis center, other publicly owned open
spaces, and pedestrian bridges over Warner, Armstrong and Tustin Ranch
Road);
5) Library improvements;
6) Fire facility improvements; and
7) Community entry signage.
Provisions of the Specific Plan and Final EIS/EIR, as amended, require all private
development applicants to enter into an agreement to establish, on a fair share basis, each
development area's required construction obligation or financial contribution toward
development of needed improvements which were part of the TL Infrastructure Program.
The City originally produced January 2001 estimates of the TL Infrastructure Fair Share
Contributions which were largely utilized in preparation of the MCAS Tustin Specific Plan
and Final EIS/EIR. These estimates continued to be further refined and updated as
engineering studies and design progressed as well as development of the Tustin Legacy
Project. Disposition Development Agreements and other Agreements encompassed
provisions which included the most recent update of the program as a condition tied to
each real estate agreement with the understanding that there were off -sets for a
developer/landowner making a Fair Share Contribution towards the TL Infrastructure
Program which affected the agreed upon sales price for property and other obligations a
developer/landowner may have agreed to during the land use entitlement process for a
Tustin Legacy
Backbone Infrastructure Financing Program Page 2
specific development project. More formal updates of the TL Infrastructure Program were
subsequently approved by the Tustin City Council as follows:
On April 3, 2006, the Tustin City Council adopted the TL Backbone Infrastructure
Fair Share Analysis (the "TL Infrastructure Fair Share Analysis") and instructed staff
to utilize the fair share allocations identified in the TL Infrastructure Fair Share
Analysis for specific development areas pursuant to contractual agreements with
developers at Tustin Legacy, as conditions of entitlement approvals for specific
development projects within the Tustin Legacy Project and in any and all property
negotiations for disposition by the City of property owned or controlled by the City
within the Tustin Legacy Project. The adopted fair share contributions shall be
referred to herein as the "Fair Share Contributions".
• In September 2, 2008, the Tustin City Council subsequently reviewed and approved
an updated 2007 TL Infrastructure Program Fair Share Analysis and instructed staff
to utilize the applicable fair share allocations contained therein in obtaining Fair
Share Contributions towards the TL Infrastructure Program in the same manner as
they had instructed in 2006.
In conjunction with adoption of the Fair Share Contributions, participating landowners/
developers, including the City of Tustin and adjacent City of Irvine, have participated in and
supported the formation of separate community facility districts (CFD's) over their
properties in order to accelerate receiving CFD proceeds from the City to fund a significant
portion of their necessary Fair Share Contributions, or to be reimbursed from the City, or to
receive a credit against their Fair Share Contribution. Receipt by the City of this
accelerated funding in the form of bond proceeds entitled certain developers, in accordance
with the TL Infrastructure Program and with the terms of various development
agreements, other purchase and sale agreements or contracts with the City, to receive a
credit against their Tustin Legacy Backbone Program Fair Share Contribution. This is
consistent with provisions of Section 3.11.6 of the Specific Plan which requires prior to
recordation of a first subdivision map in a planning area at Tustin Legacy, the developer
enter into an agreement with the City to participate in the financing program for required
infrastructure.
Since the 2008 adopted updates to the TL Infrastructure Program, any private obligation
for Fair Share Contributions towards the program within the City of Irvine portion of the
former MCAS Tustin have been satisfied by separate agreement. Obligations of Vestar, WL
Homes and Marble Mountain Partners have also been determined fulfilled by the City
pursuant to specific Agreements with each development entity.
The 2011 analysis is based on review of the TL Infrastructure Program by the City's Public
Works Department, Tustin Community Redevelopment Agency and supporting consultants
to determine any adjustments to the program necessary to reflect actual costs incurred for
certain backbone improvements required under the TL Infrastructure Program,
elimination of a number of backbone improvements, and also the City's receipt of
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Backbone Infrastructure Financing Program Page 3
additional funding sources which have the ability to offset the impact of the TL
Infrastructure Program on certain development sites. The update reflects the most current
information available to the City. No inflationary increases in individual backbone
improvements have been proposed in the update at this time. However, several major
reductions in the total facility costs have reduced the total costs associated with the
program. These reductions are generally related to the elimination of a number of required
off-site traffic/circulation mitigation programs in Irvine as a result of a Settlement
Agreement with the City of Irvine on their IBC rezoning.
B. Use of Disposition and Development Agreements to Implement Fair Share
Contributions Under the Tustin Legacy Infrastructure Program.
Developer fair share contributions to the infrastructure components detailed in subpart (a)
were determined by the prior city studies, including environment impact studies, analyzing
the need for these public facilities and assets based upon the impacts from developer
projects at the MCAS.
The City Council has determined that the process for establishing final fair share
contributions should be implemented through the use of disposition and development
agreements under the developer agreement legislation, Government Code sections 65854
et seq. (Ordinance No. 1402). Through the development agreement process, the developer
benefits by obtaining a vested right to develop a project entitlement over a term of years as
provided in the agreement, and the City in turn secures the benefits of developer
contributions to the Tustin Legacy Infrastructure program as well as other negotiated
contractual benefits.
Accordingly, the use of such developer agreements will be the city's preferred tool for the
City to ensure Fair Share Contributions are made, or TL Infrastructure Programs
improvements are constructed by the developer, or a combination of either.
11. Tustin Legacy Infrastructure Program
The 2011 updates to the TL Infrastructure Program provide for the coordinated
construction of up to $394 million in backbone infrastructure improvements required
under the MCAS Tustin Specific Plan, Tustin General Plan and Final EIS/EIR, as amended,
and/or pursuant to other federal, state or local requirements as development occurs within
the Tustin Legacy Project. The cost of the TL Infrastructure Program is far beyond the
capacity of public funds to provide revenues to support facilities that benefit a specific
development area and certainly more than could be raised in a reasonable period of time
through a program of fees, taxes or revenue bond measures imposed on development
alone.
The 2011 update study provides for the funding approaches which are intended to fund
specific backbone infrastructure facilities necessary to accommodate development within
the Tustin Legacy project, including:
1) Transportation and circulation improvements;
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Backbone Infrastructure Financing Program Page 4
2) Drainage improvements which include retention and detention basins, storm
drains and flood control channels and Water Quality and Mitigation
Improvements;
3) Dry Utility improvements;
4) Parks, open space, and recreational improvements;
5) Library improvements;
6) Fire Facility improvements; and
7) Community entry signage.
The costs of improvements are translated into the identified Fair Share Contributions
towards the TL Infrastructure Program based on a reasonable relationship, in nature and
amount, between new development at Tustin Legacy and the need for backbone
infrastructure improvements and public facilities.
Each of the methodologies has been tailored to the unique costs associated with each of the
elements listed which will allow new development to occur at Tustin Legacy.
In 2011, a cost review and update of the TL Infrastructure Program was conducted by the
City of Tustin's Public Works Department, with support from the Tustin Community
Redevelopment Agency and supporting consultants to determine any adjustments to the
program necessary to: (1) reflect actual costs incurred or projected costs to design and
install certain backbone improvements required under the TL Infrastructure Program for
Tustin Legacy at build -out in accord with the City's General Plan, the MCAS Tustin Specific
Plan, the Final Environmental Impact Statement and Final Environmental Impact Report
for the Disposal and Reuse of MCAS Tustin ("Final EIS/EIR"), as have been amended, (2)
determine the need to eliminate any backbone improvements to the TL Infrastructure
Program based on subsequent planning or other events, and; (3) to re-evaluate outside
funding sources and determine if any additional funding sources were available impacting
the TL Infrastructure Program on certain development sites. In determining the costs of
designing and installing the complete backbone infrastructure needs, the calculation of
these costs was based on "actual system improvement costs" or "reasonable estimates of
such costs".
The TL Infrastructure Program is applicable to a designated benefit area containing all of
the former MCAS Tustin along with an immediately adjacent area included within the
MCAS Tustin Specific Plan. The area is shown in Exhibit A and shall be designated the
"Area of Benefit". Based on the detailed methodologies utilized in developing the TL
Infrastructure Program Fair Share Analysis and subsequent updates, the backbone
improvements identified in the TL Infrastructure Program were determined to primarily
benefit the users within the designated Area of Benefit. The Fair Share Contributions
collected within the Area of Benefit will be spent for backbone infrastructure
improvements identified in the TL Infrastructure Program. This is to ensure that the
improvements constructed provide reasonable benefit to those development sites making
the Fair Share Contributions.
Tustin Legacy
Backbone Infrastructure Financing Program Page 5
The Fair Share Contributions are determined based on the total TL Infrastructure Program
and not whether improvements within the program have already been completed.
Recoupment of costs is akin to a buy -in because they are based on recovering all
investments in the TL Infrastructure Program including reimbursements to the City for
money already spent on backbone infrastructure. If the backbone infrastructure
improvements have already been paid for, the Fair Share Contributions required for each
Disposition Package or Planning Area within the Area of Benefit may be returned to the
general fund for use for any other purpose, including for costs associated with other
categories of backbone improvements with the TL Infrastructure Program, or for return to
any respective City enterprise fund. Recoupment, in any event, reflects the general
principle of not double charging.
Purpose of Fair Share Contributions towards the TL Infrastructure Program
Based on this 2011 update of the TL Infrastructure Program Fair Share Analysis, new
development created as a result of the Tustin Legacy build out is likely to generate the
following population, housing, employment estimates over the next15-20 years:
• 12,016 approximate new residents
• 4,462 new residential dwelling units (of which 4,210 are within the City of Tustin)
• 8,072,831 non-residential private development building square footage and up to an
additional 2,027,250 building square footage related to public/non-profit uses.
• Over approximately 22,599 new employees generated in private developments and
up to 25,000 employees with public uses are taken into account.
The future residents and employees will create an additional demand and specific costs
associated with certain TL Infrastructure Program backbone improvements and public
facilities including the following:
• Transportation and circulation improvements, including roadways and bridges,
traffic signals, and traffic mitigation;
• Drainage improvements (including retention and detention basins, storm drains,
and flood control channels) and Water Quality/Mitigation Improvements;
• Dry Utility improvements such as gas, electricity, telephone, cable, and
telecommunications;
• Parks, open space and recreational improvements; and
• Certain Community Facilities including library improvements, fire station and
community entry signage improvements.
Revenues associated with implementing the TL Infrastructure Program are anticipated to
come from the Fair Share Contributions towards the Tustin Legacy Backbone
Infrastructure Program that are required of each development site based on a reasonable
share of development impacts tied to land uses and development types, as well as other
funding sources which are specifically identified and credited against the Program as
identified in the TL Infrastructure Program Fair Share Analysis.
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Backbone Infrastructure Financing Program Page 6
The Fair Share Contributions will provide a source of revenue to fund the backbone
infrastructure improvements and public facilities, which will in turn both preserve the
quality of life and protect the health, safety and welfare of the existing and future residents,
employees and property owners.
1. Transportation/Circulation
Purpose and Use of Fair Share Contributions for TL Infrastructure Program related
to Transportation/Circulation Improvements
Transportation/Circulation Backbone Infrastructure Improvements were identified as
needed to support and accommodate future development at Tustin Legacy in the General
Plan, Specific Plan and Final EIS/EIR, as amended. These improvements are listed in the
attached Taussig Tustin Legacy Backbone Infrastructure Analysis and include roadway and
bridge improvements, traffic signals, and traffic mitigation pursuant to mitigation
agreements with the City of Irvine and City of Santa Ana.
Fair Share Contributions for transportation/circulation facilities include planning,
preliminary engineering, engineering design, studies, land surveys, right-of-way and
easement acquisition (if necessary for such improvements), engineering permitting,
construction management and construction including but not limited to facilities within the
City of Tustin and outside the jurisdictional boundaries of the City which benefit the Area of
Benefit. The backbone improvement also includes costs related to clearing and demolition,
grading, base materials, the roadway pavement sections as necessary including paved
shoulders and overlays, curb, gutters, sidewalks, and ADA ramps, Class 1 and Class 2
bikeway accommodations, parkway and medians and landscaping, noise walls and
retaining walls (where required), street lighting, traffic stripping, signage, traffic signals,
culvert crossings, bridges at major crossings including supporting structures, fencing,
relocation of existing and abandoned utilities to accommodate transportation/circulation
improvements (such as the SCE Barranca Parkway 220Kv transmission line pole relocation
which has always been a part of the Barranca Parkway transportation improvements);
traffic control and temporary improvements, barriers and signage during construction with
installation of all improvements subject to meeting all requirements and provisions of the
Tustin City Code and in accordance with Tustin and Irvine and Santa Ana design standards,
as applicable, and applicable provisions of the Tustin General Plan and Specific Plan.
Relationship between the Transportation and Circulation Improvements to be
Funded by the Fair Share Contributions and Type of Development Project
The transportation and circulation backbone infrastructure needs for the Tustin Legacy
Project were determined from the traffic analysis in the Final Traffic Technical Report
prepared by Austin -Foust Associates that was part of the Final EIS/EIR for Disposal and
Reuse of MCAS Tustin, as amended. The analysis anticipated development for three time
frames (existing - Year 1997, Short -Range -Year 2005, and Long -Range Year 2020) for
evaluation of traffic conditions and identification of needed circulation system
improvements, which is defined as Roadway/Bridge Improvements, Traffic Signals, and
Traffic Mitigation in the Tustin Legacy Backbone Infrastructure Program. The study area
Tustin Legacy
Backbone Infrastructure Financing Program Page 7
used in the analysis included most of the City of Tustin and portions of the City of Irvine,
City of Santa Ana, City of Newport Beach, and the County of Orange.
Socioeconomic data forecasts adopted by the County of Orange as OCP -96 Modified and
quantified in the Orange County Traffic Analysis Model (OCTAM 2.8) were used as the basis
for the time frames studied. These provided for an area wide set of demographic
projections that were consistent with local and regional forecast data. The analysis was
also based on the desired Level of Service (LOS) standards required to be maintained
within the Study Area as adopted and identified in the City's General Plan and the costs of
maintaining those standards in light of increased demands created by new development
projected within the Tustin Legacy Project. Once the LOS standards were established, the
actual impact that a specific type of land use or development would have on a particular
facility (in the case of the transportation/circulation system) will be determined. For
example, retail commercial use would have a very different impact on the
transportation/circulation system than residential uses. Differences such as these were
taken into consideration in determining the amount of the required Tustin Legacy
Backbone Infrastructure Program Fair Share Contribution. It has been well documented by
transportation engineers that different land uses generate trips at different rates.
Therefore, transportation and circulation backbone improvements are apportioned in the
Fair Share Analysis based on average daily trip ("ADT") generation rates, which were
calculated by Austin -Foust & Associates by land use category.
The transportation system analysis approach ensured that the transportation/circulation
improvements identified in the TL Infrastructure Program included only those
transportation and circulation system improvements that are necessitated by the
development of Tustin Legacy to serve the development authorized in the Specific Plan and
as required under the Final EIS/EIR and Tustin General Plan, as amended, and to mitigate
the impacts of, the future Tustin Legacy project.
The total cost of transportation and circulation improvements, less any contributions to
certain development areas from outside funding sources, was then allocated to each of the
Development Areas in proportion to the percentage of total ADT's projected to be
generated by each Development Area.
Relationship between the Amount of the Fair Share Contribution for the TL
Infrastructure Program to be collected for Transportation and Circulation
Improvements and the Cost of the Transportation and Circulation Improvements
In the Final EIS/EIR for the Disposal and Reuse of the former MCAS Tustin, it was
determined that the preferred land use would generate 216,445 average daily vehicle trips
at build -out of the development. To accommodate the anticipated traffic volumes an
internal transportation and circulation system was identified as part of the traffic analysis
to facilitate and distribute anticipated development traffic movements to roadways
surrounding and adjacent to the Legacy project. The analysis also evaluated the impacts of
future development on transportation systems outside of the City of Tustin, but within the
study area. The improvements defined to serve the future Tustin Legacy development and
Tustin Legacy
Backbone Infrastructure Financing Program Page 8
mitigate impacts from future development include new traffic signals systems, on -street
and off-street bike lanes, bus turnouts, pedestrian walkways and bridges, and new
roadways and bridges within the Tustin Legacy as well as extensions of backbone
roadways across the Legacy to serve the proposed future development. The new roadways
have been planned based upon the traffic capacity in the build -out scenario, to
accommodate traffic volumes at an acceptable level of service, thereby minimizing delay
and inconvenience to drivers.
The backbone transportation circulation system at Tustin Legacy includes a hierarchy of
roadways planned to carry various traffic volumes depending upon land use
characteristics. Traffic is then distributed via the backbone roadway system to serve
origins and destinations at Tustin Legacy as well as to provide Development Areas within
the Area of Benefit with access to the regional transportation system.
2. Drainage Improvements and Water QualitylMitigation Improvements
Purpose and Use of Fair Share Contributions to TL Infrastructure Program for
Drainage Facilities and Water Quality/Mitigation Improvements
The Tustin Legacy Backbone Infrastructure Program includes required backbone drainage,
storm drain and flood control improvements (including retention and detention basins,
backbone storm drains and flood control channel improvements) and Water
Quality/Mitigation improvements necessary to accommodate future development at Tustin
Legacy.
Fair Share Contributions for drainage and water quality/mitigation improvements include
planning, preliminary engineering, engineering design, studies, land surveys, right-of-way
and easement acquisition (if necessary for such improvements), engineering permitting,
construction management and construction including, but not limited to, facilities within
the City of Tustin and outside the jurisdictional boundaries of the city which benefit the
Area of Benefit. The costs also include, but are not limited to, clearing and demolition,
grading, retention and detention basins and inlet and outlet drains, backbone storm drains,
manholes, actual channel structures and channel lining improvements to the Peters Canyon
Channel and Barranca Channel (including undergrounding where required and landscaping
and covering such undergrounded channels), valves, signage, catch basins, junction
structures, culverts, relocation of utilities and existing improvements to accommodate
drainage and water quality/mitigation improvements, fencing, traffic control and
temporary improvements, barriers and signage during construction, with installation of all
improvements subject to meeting all requirements and provisions of the Tustin City Code
and in accordance with Tustin and Irvine and Santa Ana design standards, as applicable,
applicable provisions of the Tustin General Plan and Specific Plan, the Tustin Legacy Runoff
Management Plan and requirements of the Orange County Flood Control District, U.S. Army
Corps of Engineers and California Department of Fish and Game.
The Final EIS/EIR concluded that development of the Tustin Legacy project would result in
increases in the amount of runoff, which would contain construction pollutants, including
specifically high levels of dissolved solids (TDS). This in turn would contribute to local and
Tustin Legacy
Backbone Infrastructure Financing Program Page 9
regional surface water quality impacts. Because the watershed drains into the San Diego
Creek and ultimately Newport Bay, the Final EIS/EIR also listed these bodies as impaired
by several pollutants, including the sediment TMDL. Sediment was identified as a primary
construction phase pollutant of concern thereby resulting in the need for implementation
of BMP's during project construction in order to comply with current statewide NPDES
requirements, the City's Water Quality Control Ordinance, the City's current NPDES Permit,
and the Drainage Area Management Plan (DAMP). Compliance with city and regulatory
agency standards and requirements, including conditions of the DAMP and NPDES permits,
require installation during construction of backbone infrastructure of certain water quality
improvements and mitigation to reduce impacts of construction of the project. The impacts
of development, updates to the regulatory framework and necessary project features to be
included in the Project to ensure compliance with the regulatory framework were further
evaluated and supplemented with an April 2006 Addendum to the Final EIS/EIR. As part of
the conclusions of this analysis, it was determined that in compliance with the MS4 permit,
the DAMP, the LIP (Local Implementation Plan), the General Construction Permit, the NSMP
Program requirements and the City's water quality ordinance, updated BMP technologies
must be incorporated into the Water Quality Management Plan and the SWPPP in
conjunction with development to reduce water quality impacts. In addition, the
requirements for future development were clearly defined within the existing regulatory
framework to ensure that the development within the Specific Plan area and consistent
with the Master Development Plan would not have any significant water quality impacts.
The cost incurred for the Water Quality improvement/mitigation measures are estimates
that will be installed by location in conjunction with other roadway and drainage
improvements identified in the TL Infrastructure Program, as required BMP's in the Final
EIS/EIR, as amended, and are also based on assumptions about self -mitigation where soft -
bottom channel improvements are identified as required by the Orange County Flood
Control District for the Peters Canyon Channel.
The required backbone drainage facilities and water quality and mitigation improvements
are identified with associated cost estimates in the attached Taussig Tustin Legacy
Backbone Infrastructure Program Analysis.
Relationship between the Drainage and Water Quality/Mitigation Improvements
Funded by the Fair Share Contribution for TL Infrastructure Program and Type of
Development Project
N=#
The proposed drainage infrastructure consists of onsite backbone subsurface drainage
facilities, an onsite detention/retention basins, and modifications to the existing Barranca
and Peters Canyon Channels. A Runoff Management Plan/ Engineering Study for the Tustin
Legacy site was prepared and approved in December 2004. The Runoff Management Plan
(ROMP) documents the existing watershed conditions and outlines a plan of appropriate
backbone infrastructure improvements to serve future Tustin Legacy development and
Tustin Legacy
Backbone Infrastructure Financing Program Page 10
mitigate development runoff in existing facilities to provide flood protection for the Tustin
Legacy site.
The Tustin Legacy site is located within two sub -watersheds: the Barranca Channel
watershed and the Peters Canyon Channel watershed. Both of these sub -watersheds are
tributary to the downstream San Diego Creek watershed. Runoff from the Legacy site
currently drains to both the Barranca Channel and the Peters Canyon Channel via earthen
channels and through an antiquated system of closed pipes.
Both of these channels were analyzed as part of the ROMP using the Water Surface
Pressure Gradient (WSPG) Program developed by the Los Angeles County Flood Control
District. The WSPG program is the industry standard for hydraulic analysis. The Program
computes and plots uniform and non-uniform steady flow water surface profiles and
pressure gradients in open channels or closed conduits with irregular or regular shape.
Each of the channels was analyzed for existing conditions, as well as, future or developed
conditions. The existing hydrology was established for the channels and serve as the basis
for comparison and to evaluate the magnitude of hydrologic impacts from the developed
condition. From this analysis it was determined that both channels were insufficient to
accommodate the additional flows associated with future Tustin Legacy development. The
developed condition hydrology as determined from the WSPG analysis was then used to
determine the additional capacity required in each of the channels, which was the basis for
the channel improvements. This methodology provides assurance that the channel
improvements are directly related to the Tustin Legacy development.
The channel improvements include widening and increasing capacity in both the Peters
Canyon and Barranca Channels. In addition, it was discovered that the downstream
condition of the Barranca Channel cannot accommodate the Tustin Legacy development
flows and would require a significant detention basin in Neighborhood E to hold drainage
and restrict flows until capacity in the downstream channel could be increased. The onsite
retention basin will mitigate impacts to the Barranca Channel from the Tustin Legacy site
development.
Water Quality and Mitigation Improvements
The existing land use conditions at Tustin Legacy generally consist of large impervious
areas, sparse residential and industrial areas, and open natural barren areas. Vegetation
cover is sparse and the land relief is relatively flat. Given the large impervious areas, and
industrial land use areas, it is reasonable to conclude that runoff water quality from the site
may be somewhat degraded due to the current land use and the apparent former industrial
activities.
The Peters Canyon Channel and the Barranca Channel convey drainage from the Tustin
Legacy site and flow into the lower San Diego Creek, which empties into the Upper
Newport Bay and eventually into the Pacific Ocean. Currently, the lower San Diego Creek
and Newport Bay are contaminated due to years of agricultural activity and urban
development. Surface body waters in the vicinity of Tustin Legacy are located within the
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Backbone Infrastructure Financing Program Page 11
jurisdiction of the Santa Ana Regional Water Quality Control Board (SARWQCB). The
SARWQCB is responsible for the protection of water quality within the Newport Bay
Watershed, which includes the Barranca Channel, Peters Canyon Channel, Lower San Diego
Creek, and Newport Bay. The SARWQCB has prepared a Water Quality Control Plan
(WQCP) for the Newport Bay Watershed that established water quality standards for all
ground water and surface waters in the watershed pursuant to California Water Code and
the Clean Water Act.
The WQCP references the natural occurrence of selenium in insoluble forms within the
Tustin Legacy site. The selenium resides in the soil and is disturbed during grading and
earth moving operations, whereby it becomes water soluble and very mobile. Selenium
also rises with the groundwater and seeps into the drainage facilities. Selenium is then
transported within runoff and conveyed to the regional channels where it accumulates and
results in considerable toxicity and potential harmful effects to marine and bird life. The
SARWQCB is currently developing for implementation of a Total Maximum Daily Load
(TMDL) requirement for the removal of selenium, and the implementation of BMP's to
address other pollutants in the watershed.
Relationship (proportionality) between the Amount of the Fair Share Contribution
towards the TL Infrastructure Program for Drainage and Water Quality/Mitigation
Improvements and the Cost of Backbone Improvements and Public Facilities
Z=_
As development within the Tustin Legacy site progresses the land area becomes covered,
increasing the impervious areas, and therefore, increasing the volume of runoff. On-site
drainage facilities are proposed as part of the backbone drainage infrastructure to pick-up
drainage from on-site developments and convey the runoff to the regional channels. As
part of the ROMP an analysis of hydraulic sizing for the backbone storm drain system was
prepared from the County of Orange's 25 -year high confidence method hydrology. The
Rational Method Hydrology from the Orange County Hydrology Manual was used to
calculate the peak discharges from the developed condition, and used to identify the
preliminary sizes for the backbone storm drain system. By using this methodology it
assures that the backbone storm drains only serve the flows generated by the development
at Tustin Legacy.
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The Tustin Legacy Backbone Infrastructure Program acknowledges the association of land
development and the mobilization of selenium and other pollutants within the Tustin
Legacy site. Improvements have been proposed in the attached Tustin Legacy Backbone
Infrastructure Program to reduce water quality impacts with Tustin Legacy development
and comply with all state, federal and local water quality requirements.
Tustin Legacy
Backbone Infrastructure Financing Program Page 12
3. Dry Utility Improvements
Purpose and Use of Fair Share Contributions to TL Infrastructure for Dry Utility
Improvements
The Final EIS/EIR, as amended, identifies that future development associated with the
Tustin Legacy Project will increase the demand for electrical usage, natural gas
consumption, create a need for expanded telephone and cable television services, and
telecommunication support facilities.
More specifically, Southern California Edison Company indicated that existing overhead
utility lines and transformers that were previously owned by the military on the site had to
be phased out and replaced by a new underground utility system in the new development
area.
As is the case with electrical service, SEMPRA ENERGY/The Gas Company indicates an
ability to provide service for increased demand related to the project; however, a new
distribution and delivery system is needed and would need to be constructed to adequately
address the needs of proposed Tustin Legacy development.
The Final EIS/EIR concluded that the proposed project necessitated the need for
implementation of a new telephone by SBC and cable system designed to adequately
address the needs of the proposed Project. Backbone infrastructure distribution lines and
transformers, etc. will be necessary to accommodate these needs.
The Fair Share Contributions will provide resources necessary for these backbone
improvements.
Relationship between the Dry Utility Improvements Funded by the Fair Share
Contributions to the TL Infrastructure Program and Type of Development Project
The Fair Share Contributions collected will be used for construction of dry utilities both
within the City of Tustin and immediately adjacent as necessary to accommodate the Area
of Benefit. The type of development that will be making the Fair Share Contributions is
new residential, commercial and industrial development within the project based on
projected build -out conditions. This expected development will generate new residents,
new employees and new non-residential building square footage that will increase the
burden on existing infrastructure in the form of new utility demand. Since former utilities
on the site have been abandoned and were not adequate for urban services nor would they
be accepted by major utility purveyors, new backbone utility distribution systems are
needed to accommodate new development within the Tustin Legacy Project.
Tustin Legacy
Backbone Infrastructure Financing Program Page 13
Relationship between the Amount of the Fair Share Contribution to the TL
Infrastructure Program for Dry Utility Improvements and the Cost of needed
Backbone Dry Utility Improvements
The Final EIS/EIR, as amended and the Tustin Legacy Backbone Infrastructure Program
acknowledges the association of land development and the need for extension of new
backbone dry utility facilities within the Tustin Legacy site. Improvements have been
proposed in the attached Tustin Legacy Backbone Infrastructure Program to accommodate
the expected demand for services and needed new distribution systems as has been
reviewed by individual utility providers.
4. Parks, Open Space and Recreational Improvements
Purpose and Use of Fair Share Contributions towards the TL Infrastructure Program
for Parks, Open Space and Recreational Improvements
TL Infrastructure Program Fair Share Contributions related to parks, open space and
recreational improvements will be used for constructing required new public parks, open
spaces and recreational facilities that will accommodate future development at Tustin
Legacy. The Tustin Legacy Master Plan and Specific Plan currently identify required
publicly accessible park and open space acreages. The TL Infrastructure Program does not
include parks and open space areas that are intended to be privately owned or owned by a
Master Community Association, even if the City requires these areas to be publicly
accessible pursuant to specific access and public use easements.
The backbone improvements included portions of the Community Linear Park system
including two neighborhood parks, two community parks; Peters Canyon trail
improvements; an aquatic center, tennis center, other publicly owned open spaces, and
pedestrian bridges over Warner, Armstrong and Tustin Ranch Roads. Total improvement
costs for each park and open space site generally include the following type of development
costs, as applicable to a specific individual park and open space site in the improvement
list: preliminary design, final design, construction documents including bid specifications,
permitting costs, construction administration; construction and demolition; rough and
precise grading; site preparation; base materials and materials for paths and hardscape
sidewalk areas; driveway areas, including parking lots; ADA improvements for
accessibility; Class 1 and Class 2 bikeway/trail accommodations; decorative hardscape,
walls and fences and decorative retaining walls (where required); landscape areas
including but not limited to turf, trees, ground cover and where applicable improved sports
soccer and baseball fields and supporting structures; parking lot lighting and in -ground
and other lighting along public paths and for security; shade structures; benches; trash
enclosures; parkland and directional signage; bridges at major crossings including
supporting structures and security and safety lighting and fencing; costs associated with
public restroom structures, and major buildings and structures as provided for on certain
areas of the park and open space sites (i.e. Aquatic Facility and Tennis Center); water
features and fountains; relocation of existing and abandoned utilities to accommodate
improvements; traffic control and temporary improvements, barriers and signage during
construction, and; installation of all improvements subject to entitlements, all
Tustin Legacy
Backbone Infrastructure Financing Program Page 14
Governmental Requirements, and compliance in all parkland areas with the 1998
Playground Safety Standards Act.
As a result of community workshops during the planning process for Tustin Legacy, it was
determined that certain specific parks, recreational and open space facilities were needed
to serve and primarily benefit the new growth and development of the Tustin Legacy
project (this is beyond meeting the minimum standard of 3 acres per 1,000 persons).
Based on this input, parks, open space and recreational facilities identified are included in
the attached Taussig Tustin Legacy Backbone Infrastructure Program analysis.
Since the City has already acquired sites at Tustin Legacy and identified potential park
sites, a policy decision has been established to not require additional parkland dedication
for any development at Tustin Legacy but to instead obtain developer fair share fee
contributions toward development costs pursuant to Section 3.11.18 of the Specific Plan.
Again, developer agreements will be used to provide for Developer park fee contributions
to the Tustin Legacy Infrastructure Program.
A more detailed description of the purpose of individual improvements within the parks
and open space and recreational facility component of the TL Backbone Infrastructure
Program follows recognizing that the more generalized costs related to improvements is
included in the introductory cost information described above:
Neighborhood Parks (Tustin) approximately 18 acres of neighborhood parkland are
proposed in Neighborhood G, a portion located on the west side of Park Avenue and a
portion on the east side of Park Avenue. The parkland improvements would include non -
lighted, turfed sports fields (soccer and baseball), back -stop fencing, restroom building and
other improvements required for sports use; trees, shrubs, groundcover, turf areas,
landscaping, benches, trash receptacles, picnic tables, small shade structures, paved and
de -composed granite trails, and necessary low block walls with design approval by City
(i.e., stuccoed, brick, split face, rock or other facia surfacing), two age group tot lots;
directional signage.
Neighborhood Park (Irvine) Located in the Irvine portions of the Columbus Grove portions
of the Tustin Legacy Project on an approximate 8 acre parcel (Planning Area 22,
Neighborhood H). See features normally found above on Tustin neighborhood park. The
maximum improvement costs on this site have been previously contractually committed to
by Irvine.
Community Parks -Two community parks are proposed to serve the Tustin Legacy
Community. One identified as the Tustin Legacy Community Parks at 24.5 acres (Planning
Area 2 in Neighborhood A of the Specific Plan) and an additional 46 acre Community Park
adjacent to Tustin Ranch Road (Planning Area 8, Neighborhood D) .
Within the Neighborhood D Community Park, a separate Aquatic Center and Tennis Club
are also identified. Within this park, improvements will include trees, shrubs, groundcover,
large open turf areas with unstructured play activities, textured -stamped hardscape, low
Tustin Legacy
Backbone Infrastructure Financing Program Page 15
block walls, benches, trash receptacles, paved and decomposed granite trails to meet off-
road bikeway standards in the Tustin General Plan and Specific Plan and to provide
pedestrian and bicycle trail connectivity across the parkland network and Tustin Legacy
Project; lighted and turfed sports fields (soccer and baseball), backstops, fencing and other
improvements required for baseball and/or soccer use; a club house of approximately
26,000 to 36,000 square feet with storage area; lighted parking lots to meet facility and
amenity demands; three picnic areas with picnic tables, barbeques and with three of the
picnic areas to have shelter structures; two tot lots, two half -court basketball areas and two
restroom buildings; there shall be shallow and passive ponds/lakes (with no water contact
uses); and park and building directional signage.
The Aquatic Center will be a two to three pool outdoor facility, fenced, lighted, with multi-
generational water facilities (not competition -oriented; no water slide) with decking and
some areas with shade structures; one building for locker rooms, restrooms, classroom
office, maintenance/storage room, pool equipment area; snack bar area; adjacent outdoor
sheltered area with picnic tables and trash receptacles, trees, shrubs, groundcover and turf
landscaping; accessible walkways around perimeter and to and from parking areas; lighted
parking lot to meet facility and amenity demands; building and directional signage.
The Tennis Center shall have a minimum of twelve (12) lighted courts; a building for locker
rooms, classroom, office, maintenance/storage room; snack bar areas; and other similar
ancillary requirements as Aquatic Center which can be combined with Aquatic Center.
Community Lineal Park—a Lineal Park including waterways and ponds located in portions
of Neighborhood D adjacent and to the southwest of the Community Park in Neighborhood
D. The Community Lineal Park includes trees, shrubs, groundcover, turf, textured -stamped
hardscaping, low walls, benches, trash receptacles, lighting, small structures (i.e. gazebos,
shelters, trellis, sculptures, monuments), shallow hardscaped and/or riparian waterways
and simulated streams and other water features with connectivity to other water features
in parks and open space areas within the Tustin Legacy Project at least one significant
motorized or operational fountain, paved and decomposed granite trails to meet city off-
road bikeway standards and to provide pedestrian and bicycle trail connectivity across the
parkland network in the Tustin Legacy Project; parkland, structure and directional signage.
Pedestrian Bridges—bridges linking the Lineal Park system and the Neighborhood D
Community Park, to protect the public health and safety and not require crossing of Major
Arterial Roadways. These pedestrian bridges are at Warner, Tustin Ranch Road, and
Armstrong as they intersect with public and private portions of the Lineal Park and also
system of public sidewalks and pathways within the Project to accommodate the
recreational and transportation needs of residents and employees with the Area of Benefit.
Pedestrian bridges over arterial roadways with the greatest safety concern to future
residents were identified with review of future development within the Tustin Legacy
Project. These were presented in the Master Development Plan that the Tustin City Council
reviewed in November 2004 at a public workshop on potential Specific Plan Amendments
with cost estimates available as early as November 2004. The Addendum to the Final
EIS/ER adopted in April 2006 referred to planned infrastructure and public facilities which
Tustin Legacy
Backbone Infrastructure Financing Program Page 16
specifically identified the pedestrian bridges as part of the project over Warner Avenue,
Tustin Ranch Road and Armstrong Avenue, and also identified that there could be changes
to a specific location of on-site bikeways and transit facilities as modifications to the
circulation and public park layout occurred. These facilities are identified as beneficial
impacts that would largely connect vital links necessary for a comprehensive local
circulation system within the Project Area, providing a connection to the lineal park system
and the system of parks proposed within the Tustin Legacy Project, and providing a critical
safe route of travel to residents and employees within the Project so that they do not have
to cross arterial high speed highways. As a result of these identified needs, no additional
impacts on pedestrian impacts were identified for development within the Tustin Legacy
Project. The pedestrian facilities provide access to nearby recreational facilities, schools,
public amenities, commercial centers, and bus stops and will also provide for an alternative
mode of transportation for area residents and employees who may wish to ride their
bicycle or walk to work, shopping centers, schools and other destinations within the
Project.
Peters Canyon Trail Improvements—the County of Orange has required that a bikeway and
hiking trail for connection within the Tustin Legacy project be provided along the Peters
Canyon Channel as an obligation of the Tustin Legacy project. The trail would be paved and
also include a decomposed -granite trail with landscaping, benches, trash receptacles, and
low-level lighting and directional signage. Direct connections from adjacent residential
developments at Tustin Legacy are provided. The trails would be completed in conjunction
once improvements are made to the Peters Canyon Channel.
Relationship between the Amount of the TL Infrastructure Program Fair Share
Contributions for Parks and Open Space and the Cost of Public Facilities
The Fair Share Contributions will be used to construct public parks and open space
improvements to serve new development within the Project both within the City of Tustin
and outside its jurisdictional boundaries (improvements as part of the Project are located
in Irvine). All private development is responsible for making Fair Share Contributions. The
costs of Park and Open Space improvements are based on the most current estimates for
such facilities by the City's Public Works Department and the amount of the Fair Share
Contributions are determined based upon a distribution of the cost estimates for
improvements based on the type of specific private development that is planned on
individual development sites within the Project, and corresponds directly with the impact
generated by new development on parks and open space improvements proposed in the
Project. Demographic information for each development site has been disaggregated and a
methodology developed to determine the allocation of the Fair Share Contributions based
on different land uses on each development site.
Developers may also apply for a credit against its Fair Share Contribution for park,
recreation and open space based on any actual developer park impact fees that they would
be required to pay under the City's Subdivision Ordinance.
Tustin Legacy
Backbone Infrastructure Financing Program Page 17
S. Other Community Facilities
The other three community facilities included in the TL Infrastructure Program are the
Tustin Library, the Tustin Legacy Fire Station, and Tustin Legacy community entry signage.
Purpose and Use for Collecting Fair Share Contributions towards the TL
Infrastructure Program towards a Tustin Legacy Fire Station, Tustin Library, and
Community Entry Signage
Fire Station
The Specific Plan was adopted in February 2003 and identified a fire station in the Plan as
an identified use, making it part of the project, and precluding the need for any required
mitigation be added to the FEIS/EIR at the time of the original Final EIS/EIR. Based on the
involvement of the Orange County Fire Authority (OCFA) in the planning process for the
MCAS Tustin Specific Plan, OCFA determined the need for a new facility to serve the Tustin
Legacy project after the 2001 certification of the Final EIS/EIR and asked that it be
addressed in the Specific Plan and when a subsequent addendum to the FEIS/EIR was
adopted in April 2006.. This need was specifically defined by the OCFA in a letter to Tustin
as early as May 21, 2011 and also subsequently reinforced as a contractual requirement
between the City of Tustin and OCFA approved on March 21, 2005. Based on findings
contained in the April 2006 adopted Addendum to the Final EIS /EIR, it was reinforced that
OCFA had reexamined the need for fire protection facilities within the Tustin Legacy
Project particularly as it related to fire response times. Based on this reexamination, it was
determined necessary for the City to build a new fire station for OCFA within the City of
Tustin and Tustin Legacy Project Area to serve future development on the site. The project
location could seriously impede the ability of the OCFA to provide service if a station was
not constructed to serve the project somewhere south of the railroad right-of-way area. In
addition, OCFA determined that the proposed population and significant non-residential
square footage proposed for the project would place significant demands on the OCFA
necessitating the need for an additional Fire Station. Pursuant to a Memorandum of
Understanding between the City of Tustin and OCFA, OCFA required that the new fire
station be funded through fair share contributions from Tustin Legacy developers and also
developers within the City of Irvine at the former MCAS Tustin.
After adoption of the Final EIS/EIR, and in conjunction with additional CEQA
environmental analysis required with respect to subsequent discretionary land use
approvals and, in particular, a subsequent addendum to the Final EIS /EIR adopted on April
3, 2006 and the updates to the Master Plan, the Orange County Library determined the
need for expansion of existing library facilities to service demand impacts from the Tustin
Legacy project. The analysis conducted by the Orange County Library, provided in a letter
to the City dated January 17, 2005, stated that the reexamination of proposed development
at the former MCAS Tustin determined that future development on the site would
Tustin Legacy
Backbone Infrastructure Financing Program Page 18
negatively impact the County's ability to fully meet all City of Tustin local library needs,
unless the Tustin Library was expanded to meet this need, based on the population and
employment projected in the environment documents for the Tustin Legacy Project.
Pursuant to this addendum, developers within the Project area are required to make a fair
share contribution to a portion of the costs of the library expansion indicating that the
library was a capital facility that would directly benefit redevelopment of the former MCAS
Tustin by ensuring adequate public services for citizens, businesses, and employees within
the Tustin Legacy project. With total costs of the Library Expansion Project identified at
approximately $29.8 million dollars, the Tustin Legacy Backbone Infrastructure Program
only required a $12,889,900 contribution to the Project. Fortunately additional
contributions to the library including voluntary contributions from Vestar and WL Homes
and a $7,953,900 contribution from the former master developer across parcels owned by
the City resulted in a significant net reduction in the cost of the program required to be
borne by private property owners in the future to a total of $2,854,000. This is down from
the $10,807,900 Fair Share Contributions required in the 2007 update to the Tustin Legacy
Backbone Infrastructure Program.
Community Signage
After adoption of the Final EIS /EIR, with subsequent addendums and the updates to the
Specific Plan and Master Development Plan the need for developer contributions toward
Tustin Legacy Community Signage was identified with general locations for community
entry and portal signage identified in the Specific Plan and updated in the Tustin Legacy
Design Guidelines. Community signage is intended to be installed in conjunction with
major Transportation/Circulation improvements and is intended to reinforce the vision for
the Tustin Legacy Project, and be civic in nature providing key community identification.
These signs will identify the Tustin Legacy project and the City of Tustin and would occur
at a number of key locations as shown in the Tustin Legacy, Legacy Park Design Guidelines.
Relationship between the Tustin Legacy Fire Station, Library and Community Entry
Signage Improvements Funded by Fair Share Contributions to the TL Infrastructure
Program and the Type of Development Project
The Fair Share Contributions collected will be used for construction of the Tustin Legacy
Fire Station, a contribution to the new Tustin Library project, and Community Entry
Signage within the City of Tustin as necessary to accommodate the Area of Benefit. The
type of development that will be making the Fair Share Contributions is new residential,
commercial and industrial development within the project based on projected build -out
conditions. This expected development will generate new housing units and residents, new
employees and new non-residential building square footage that will increase the burden
on existing fire facilities within the City of Tustin (and the concerns about the need for a
location south of the Southern California Rail Authority Right-of-way) particularly in the
event of any emergency on the railroad line or as affects major arterials crossing such
right-of-way (i.e., jamboree Road, future Tustin Ranch Road, and Red Hill). This has also
Tustin Legacy
Backbone Infrastructure Financing Program Page 19
contributed to the necessity for a station to be sited within the Tustin Legacy Project to
serve significant development proposed within the Project.
The costs of the Tustin Fire Station, Tustin Library and Community Entry Signage are based
on the most current estimates for said projects, as then apportioned to specific residential
and non-residential land uses based on the impacts of the development on these facilities.
Tustin Legacy
Backbone Infrastructure Financing Program Page 20
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3 Neighborhood D North (North of Warner)
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Exhibit B
David Taussig & Associates
Memorandum dated October 28, 2011
Tustin Legacy Fair Share Analysis
DAVID TAUSSIG
NJ 81 ASSOCIATES
5000 Birch Street, Ste. 6000, Newport Beach, CA 92660
Phone: 949.955.1500 / Fax: 949.955,1590
MEMORANDUM
To: Christine Shingleton, Assistant City Manager, City of Tustin
From: Steve Runk, David Taussig & Associates, Inc
Date: October 28, 2011
Subject: Tustin Legacy Fair Share Analysis
Transmitted herewith are the results of the analysis undertaken by David Taussig &
Associates, Inc. ("DTA") to update the fair share contribution from each development
area necessary to finance public facilities needed to serve new development identified in
the Tustin Legacy Development Plan (the "Tustin Legacy Plan"). This plan was initially
completed in March 2006 by the City of Tustin (the "City"). Recently, changes in
ownership and control of original parcels have resulted in modifications of product mix
and reconfiguration of parcels. In 2008 the City updated the facility cost estimates to
reflect the increase in construction cost indices over the previous two years. The updated
costs were contained in a City provided spreadsheet titled "Tustin Legacy Master
Infrastructure Backbone Improvements Cost Estimate, Version 6.0", which was the basis
of an updated fair share analysis performed by DTA dated June 12, 2008.
In 2011 the City updated the cost estimates to remove various traffic mitigations that
have been completed since 2008, resulting in a lower total facility cost estimate of
$394,641,793, approximately 3% lower than the 2008 estimate of 407,478,930
Also, changes in the land use plan resulting from change in ownership of various parcels
and reconfiguration of parcels since 2008 has resulted in revised demographic data for
future residential and non residential uses. In 2011 the City authorized DTA to perform a
second update of the fair share analysis to reflect the changes in cost estimates, parcel
ownership and demographic assumptions. In response to this request, this study i) updates
the allocations based on the revised cost estimates; ii) uses the new demographic data to
revise most of the factors used in the distribution of costs, such as average daily trips
("ADT") used for transportation and signage allocation, resident and employee
population for parks and open space, library and fire facilities, and acreage for drainage
facilities.
Finally, in 2008 there were ten parcel groups that were assigned fair share cost
contribution amounts, whereas in this study the number of parcel groups has increase to
nineteen, also as a result of parcel reconfiguration due to changes in parcel ownership and
control.
The total facility estimated cost will be financed by developer contributions,
contributions by former partners, Quimby fees, library contributions, settlement proceeds
from the City of Irvine, a portion of the 2010 MCAS Tustin Tax increment Bonds, and
other funding. The contributions are summarized below:
Developer Allocations
225,787,304
Contributions from Former Partners
109,518,925
Other Fundinal
Quimby Fees
6,680,446
6,219,218
Library Contributions
10,035,900
City of Irvine Settlement
JPortion of 2010 MCAS Tustin Tax Increment Bonds
4,500,000
$ 31,900,000
Total $ 394,641,793
[ I ] Denotes Irvine Company Required Contributions to Tustin Ranch Road improvements of $4,500,000, a $195,000
contribution from the City of Irvine for intersection improvements at Tustin Ranch Road and Walnut, a $44,435
commitment from GMA-7 funds, a $1,106,191 commitment of MCAS Tustin RDA project tax increment funds, and
$834,820 of MCAS Tustin RDA project tax increment funds for a total of $6,680,446.
A detailed discussion of the methods used to allocate fair share cost responsibilities to the
various parcels is included in the "Methodology" section of this memorandum. The total
fair share cost allocated to each parcel on a per net acre basis is found in Tables 2 and 3
in the "Cost Alleation" section of this memorandum.
FACILITY COST
A detailed breakdown of facility cost estimates by project is found in Table A-1 titled
"Tustin Legacy Fair Share Analysis/ Public Infrastructure Needs List Through Buildout"
found in the "Tables" section of this memorandum. This table was provided by City staff.
Table A-2 titled "Cost Update for 2011" shows estimated costs by infrastructure category
for 2002, 2008, 2011 and the percent increases, for comparison purposes only. The total
estimated facility cost is broken down by components and summarized in Table 1 below:
Table 1
Facility Cost Summary
Facility Name
Total Cost for
Facilit
Transportation Facilities
$145,131,397
Drainage Facilities
$127,813,819
Dry Utility Facilites
$19,539,703
Park and Open Space Facilites
$82,227,832
Library Facilities
$12,889,900
Fire Facilities
$5,488,855
Community Entry Signage!
1,550,287
Total Facili Cost
$394,641,793
COST ALLOCATION
DTA allocated costs by infrastructure category to the various planning areas by using
methodologies specific to each infrastructure category. The methodologies that were used
are explained in detail in the following section of this memorandum, "Methodology".
Table 2 below summarizes the total allocated cost per acre for each planning area. Details
supporting the per acre costs in Table 2 are found in Table 4 (I) and 4 (II) in the "Tables"
section of this memorandum
Table 2
T. Oerelo0pent A. Allocallon
Fa
on CnrMbutlon Par ant /,cape Badon QM4 and Cop Raallocatbnn
Allocations to Vestar, Laing and Marble Mountain Partners are reduced due to credits
such as those based on contract agreements, CFD proceeds, cash deposits, tax increment
bond funds and completed construction projects. Also, allocations in excess of capped
contribution limits are re -distributed to those parcels that do not have an allocation cap.
The details of these credits and caps are shown in Table 4 (Ill) in the "Tables" section
along with the related footnotes. Table 3 below is a summary of the net fair share
allocation to each planning area after all credits and cost reallocations
Table 3
Total Development Area Allocation
Np Fair eMn Contribution Per Nat Acrw9e Alter Cntl[e and Cop RoallovaMonB
Nsor
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Allocations to Vestar, Laing and Marble Mountain Partners are reduced due to credits
such as those based on contract agreements, CFD proceeds, cash deposits, tax increment
bond funds and completed construction projects. Also, allocations in excess of capped
contribution limits are re -distributed to those parcels that do not have an allocation cap.
The details of these credits and caps are shown in Table 4 (Ill) in the "Tables" section
along with the related footnotes. Table 3 below is a summary of the net fair share
allocation to each planning area after all credits and cost reallocations
Table 3
Total Development Area Allocation
Np Fair eMn Contribution Per Nat Acrw9e Alter Cntl[e and Cop RoallovaMonB
Nsor
orWr.w
wm
in
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fM5.d1]
"II.i]t 159,150
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b
DEMOGRAPHICS
In order to determine the fair share allocated costs to the various planning areas DTA
used planned future residential units and non residential square feet to project population
and employment within the study area. City staff provided updated raw data based on
proposed parcel reconfigurations and land use changes that have occurred since 2008.
This raw data was then compiled by DTA in different formats suitable for the allocation
methods for the various infrastructure categories. For instance, Table B-1 in the "fables"
section of this memorandum lists non-residential square feet, rooms, and theater seats by
planning area number to correspond with published trip generation rates, the basis for
allocating transportation and signage costs. Table B-2 lists residential units and non-
residential square feet for the allocation of Parks and Open Space, Library and Fire
Facilities costs. Table B-3 lists net acres by planning area number to correspond to
Drainage and Dry Utility allocations.
DTA used the raw residential unit data to project future population within the study area
by multiplying the number of expected housing units within each land use category by
the appropriate average household size[. Table 5 below shows future residential units and
population projections for the study area:
Table 5
Number of Future Residents
Totals 4,462 12,016
[1] MCAS Specific Plan, as modified by entitlement approvals
[2] Tustin General Plan Land Use Element, January 2001
DTA projected the number of future employees in the study area by multiplying the
expected commercial and industrial square feet by employee density factors that were
taken from SCAG report "Employee Density Summary Report"Z. Table 6 below shows
future non-residential square feet and associated employees for the study area:
Average household sizes derived from City of Tustin General Plan
2 Southern California Association of Governments, "Employee Density Summary Report", prepared by The
Natelson Company, Inc., October 31, 2001. Employment density for Hotel was taken from Table 2B ... Five
County Region. Retail, Office and Light Industrial were taken from Table 6B .... Orange County. Health
Club/Theater was assumed to be same as Retail. Senior Congregate Care to be the same as Hotel
Total
Average
Residential Land Use
Expel
Housing
Population
Household
EDU
Units'
S¢e 2
Low Density
1,492
4,849
3.25
1.00
3,898
0.84
Medium Density
1,428
2.73
Medium High Density
1,302
2,760
2.12
0.65
Senior Housing
240
509
2.12
0.65
Totals 4,462 12,016
[1] MCAS Specific Plan, as modified by entitlement approvals
[2] Tustin General Plan Land Use Element, January 2001
DTA projected the number of future employees in the study area by multiplying the
expected commercial and industrial square feet by employee density factors that were
taken from SCAG report "Employee Density Summary Report"Z. Table 6 below shows
future non-residential square feet and associated employees for the study area:
Average household sizes derived from City of Tustin General Plan
2 Southern California Association of Governments, "Employee Density Summary Report", prepared by The
Natelson Company, Inc., October 31, 2001. Employment density for Hotel was taken from Table 2B ... Five
County Region. Retail, Office and Light Industrial were taken from Table 6B .... Orange County. Health
Club/Theater was assumed to be same as Retail. Senior Congregate Care to be the same as Hotel
Table 6
Total Private Developable Non -Residential Area and Estimated Future Employees
Associated Nth This Development
Non -Residential Land Use
Building
Square
Footage
Square Feet
per
Em loee'
Employees
per 11000
SF
Future
Employees
Commercial:
Community Commercial'
1,451,478
704
142
2.062
Neighborhood Commercial'
83,825
325
3.08
258
General omcaa
2,336,499
287
3.48
8,141
Office Parka
2,849,481
287
3.48
9,929
Hotel'
554,000
1,152
0.87
481
Senior Congregate Care'
158,984
325
3.08
489
Theater'
98,000
325
3.08
302
Health Club'
20,000
325
3.08
62
Total Commercial
7,552,267
21,722
Average Employee per 1,000 SF Factor
2.88
Industrial:
Light Industrial'
700,433
466
2.15
1,503
Total Industrial
1,503
Totals 8,252,700 23,226
[1) Regional and Community for Orange County
[2) Omer retaillservice for Orange County. Includes 32,800 square feet of retail neighborhood commercial
uses on City Facilities site not yet emailed and requiring a Specific Plan Amendment.
[3] Lower rise office for Orange County. Includes 300,000 square feet of office space applied to the City
Facilities not yet entitled, and requiring a Specific Plan Amendment.
[4] Hotel derivation only available for region, five counties in Southern California
[5] R&D Flex Space for Orange County
[6] Source: Southam California Association of Govemments (SCAG), research contained in Employment
Density Study Summary Report by The Natelson Company, Inc., October 31, 2001
METHODOLOGY
Tables C-1 through C-6 and D-1 through D-6 in the "Tables" section of this
memorandum show detailed calculations for each planning area's fair share allocation
amount for each facility type. Included below is a brief summary of the methodology
utilized to calculate each development area's fair share contribution necessary to fund the
developer allocation portion of the total estimated infrastructure cost.
Transportation and Signage Facilities Analysis (Table C-1 and D-1):
Table D-1 in the "Tables" section describes the apportionment of transportation facilities
costs for each planning area. Roads, bridges, traffic signals, signage s and traffic
mitigation facilities benefit residents and employees in providing safe and efficient
vehicular access to properties. It has been well documented by transportation engineers
that different land uses generate trips at different rates. Therefore, road, bridges, traffic
signals, and traffic mitigation facilities costs are apportioned on the basis of average daily
trip ("ADT") generation factors provided by City staff. Table C-1 lists the ADT rates
used to calculate total ADTs. Table D-1 calculates the ADT contributions from each
planning area and its percent of total. This percentage is used to allocate the estimated
transportation costs and the estimated signage cost for the study area. These allocations
by planning area are found in Table 4 (11) "Cost Allocation Summary Before Cost
Reassignment or Credits"
Drainage Facilities Analysis (Table C-2 and D-2):
Table C-2 describes the apportionment of drainage costs. The methodology used to
allocate drainage costs to future development is relative runoff contribution. The
Rational Method for computing runoff rates was used in the form of Q = C x I x A where
"Q" is equal to runoff volume, "C" is the ratio of impervious area to total area studied,
"I" is rainfall intensity and "A" is Area, in acres of the City. A runoff factor, "C" of 1.00,
indicates a totally impervious site, where every drop of rain would find its way to the
public streets as run-off. Only the relative contribution of runoff between land uses needs
to be considered. Thus, the "unit runoff', or runoff per storm intensity (Q/1) can be
computed using only the runoff factor and acreage data. Again, relative runoff among the
various land uses can be computed, indexed to a single family detached residential unit =
1.0. These runoff factors were then applied to the demographic data to determine cost
per ran -off and corresponding fees. Table C-2 shows the calculations for run-off factor
multiplied by acreage for the various land uses, as well as a summation of total unit
runoff. Table D-2 calculates the total allocated cost to each planning area by multiplying
the allocation rate per acre form Table C-2 by the net acres for each land use within each
planning area.
Dry Utilities Facilities Analysis (Table C-3 and D-3):
Table C-3 describes the apportionment of dry utility costs allocated to various
Development Areas by net acreage, based on the assumption that utility demand is
uniform across all Development areas. The allocated costs per acre was then multiplied
by the net acreage for each Development Area to determine the fair share responsibility
for each area, shown in Table D-3
Park and Open Space Facilities Analysis (Table C-4 and D-4):
Table C-4 describes the apportionment of park and open space facilities, which are
assigned to both residential and non-residential development. Since the use of park
facilities is generally limited to daytime hours, it is reasonable to assume that a non-
working resident has a greater number of available hours for potential use per week than
a working resident or local employee. In order to equitably allocate the costs between
existing residents, availability of use is measured in terms of equivalent benefit units or
(EBUs), with one (1) EBU representing the potential recreation usage of a single-family
detached residential unit.
EBUs for park facilities are a function of the number of hours potentially available for
use of the park facilities. As calculated in Table C-4 one EBU represents 188 potential
hours available for recreation use per single family detached household. Fee amounts for
park facilities associated with this component are calculated for residential and non-
residential land uses as detailed in Table D-4. Note that Quimby Fee credits taken by
Planning Area 1 &2, and 6.
Library and Civic Center Facilities Analysis (Table C-5 and D-5):
Table C-5 presents the fair share apportionment of library and civic center facility costs.
All of the facilities are sized to serve future residents and employees.
Section I identifies the total number of Equivalent Dwelling Units ("EDUs") generated
by future residents and employees. An EDU is a means of quantifying different land uses
in terms of their relative equivalence to a residential dwelling unit, where equivalence is
measured in terms of the level of potential infrastructure use or benefit derived by a
specific land use for each type of public facility. Section 11 identifies the facility costs for
the infrastructure that will be required for each facility type to be constructed through
build -out. Section III calculates the fee per unit for residential uses and the fee per 1,000
square feet for non-residential uses based on EDUs calculated in Section 1. Table D-5
calculates the allocated cost for each planning area by multiplying the residential units
and non-residential square feet by the appropriate allocation rate calculated in Section 111.
Fire Facilities Analysis (Table C-6 andD-6):
Table C-6 calculates the cost per residential unit and non-residential square feet by
allocating the total Fire Facilities cost to residential and non-residential uses by
percentage of annual emergency fire calls received by the City of Tustin during Fiscal
Year 2003-2004, and then dividing that number by the total units and total square feet.
Table D-6 calculates the allocated cost for each planning area by multiplying the
residential units and non-residential square feet by the appropriate allocation rate
calculated in Table C-6
Community Entry Signage (Table C-1 and D-1)
Table D -I uses the same methodology as Transportation Facilities to allocate facility
costs to the various development areas. The rationale is based on the fact that benefits
from entry signage improvements accrue predominantly to motorists entering and leaving
the area. Therefore an allocation based on average daily trips ("ADT's) is appropriate.
Table 4 Detailed Cost Allocation Calculations
Table A-1 through A-2 Updated Cost Estimates
Table B-1 through B-4 Demographic Details
Table C-1 and D-2 Transportation and Signage Allocation
Table C-2 and D-2 Drainage Allocation
Table C-3 and D-3 Dry Utility Allocation
Table C-4 and D-4 Park and Open Space Allocation
Table C-5 and D-5 Library Allocation
Table C-6 and D-6 Fire Allocation
Table E Future Occupancy Rates
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TUSTIN LEGACY FAIR SHARE AN -YSIS
WBLIC INFRASTRUCTURE NEEDS UST THROUGH
Nota:
1 Ibms In blue were pnbvided by City Staff
2 Items No. 1, 2, 3, 4, 7, 38, 46 & 47 are basad w actual conlrecied croawctlon cosh.
3 Items NO. M,21.24. 25.30, K. 33.39, 40, 41, 52, 54, U & 58 are bases upon actual coallllctipn =Was identified In Exhibit A of Infmignocture
Conslruclion and Purchase Agreement wiN Vest oXimw, Tustin, L.P.
4 Barns No. 66, 67, W. 70, 71, n. 73, 76 & 76 were adlustod by City staff based upon WAS
Tustin SeNemenl Ag2emenb wph Ciba of Irvine, Santa Ana and actual ENR Cost Inez
5 Items No. 77 & 78 are basad upon March 2007 aslimata from City of Santa Ana pursuant to
Seelement Agreements
6 Item No. 133 A Need upon actual contacted cpnsWcfian costa.
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Appendix 6
TABLE B-4
TUSTIN LEGACY
DEMOGRAPHICS ADJUSTMENTS SPECIFIC TO
PARKS AND OPEN SPACE FACILITIES
PARKS AND OPEN SPACE
Per Person Hours of Potential Parks and Open Space Usage per Week
2. Total Hours of Potential Parks Usage per Week. (Multi -Family)
Potential Recreation
1.42
Potential
Potential Recreation
Potential
Type Of Resident
Household [1, 2]
Number of
Recreation
Resident, non -working
Recreation
Number of Work
Hours Per
Weekend Days
Hours Per Week
User of Facilities
Hours Work Day
Days per Week
Weekend Day
Per Week
Per Person
Resident, non -working
12
5
12
2
84
Resident, working
2
5
12
2
34
Employee (Commercial/industrial)
2
5
0
2
10
1. Total Hours of Potential Parks and Open
Space Facilities Usage per Week. (Single Family)
Potential Recreation
Number Per
Potential Recreation
Hours/Week
Type Of Resident
Household [11, 2]
Hours/Week per Person
per Household
Resident, non -working
1.55
84
130
Resident, working
1.70
34
58
Total
3.25
188
2. Total Hours of Potential Parks Usage per Week. (Multi -Family)
1 Total Hours of Potential Parks Usage per Week. (Commercial)
Potential Recreation
Employees per Potential Recreation HoursiWeek
Type Of Employee 1,000 Square Feet [3] Hours/Week per Person per Household
Commercial Employee
Potential Recreation
1.42
Number Per
Potential Recreation
HoursfWeek
Type Of Resident
Household [1, 2]
HoursAtVeek per Person
per Household
Resident, non -working
1.34
84
113
Resident, working
1.39
34
47
Total
2,73
160
1 Total Hours of Potential Parks Usage per Week. (Commercial)
Potential Recreation
Employees per Potential Recreation HoursiWeek
Type Of Employee 1,000 Square Feet [3] Hours/Week per Person per Household
Commercial Employee
Retail/Other
1.42
10 14
Office
3.08
10 31
Hotel
3,48
10 35
Senior Congregate Care
3,48
10 35
Health Club/Theater
0.87
10 9
Total
4. Total Hours of Potential Parks Usage per Week. (industrial)
Potential Recreation
Employees per Potential Recreation HoursfWeek
Type of Employee 1,000 Square Feet [3] Hours/Week per Person per Household
Industrial Employee 2.15 10 21
Total 2.15 21
[1] U.S. Census Bureau, 2000: Table P27 "Place of Work For Workers 16 years and Over" and DPI "Profile of General Demographic Characteristics"
[2] City of Tustin General Plan, 2001
[3] Source: Southern California Association of Governments (SCAG), research contained in Employment
Density Study Summary Report by The Natelson Company, Inc., October 31, 2000
TABLE C-1
TU8TINLEGACY
TRANSPORTATION FACILITIES
Land Use Category
Trip Generation Rate
units
Single -Family Detached
9.57
dwelling unit
Single -Family Attached
8.00
dwelling unit
Multi -Family Attached
Senior Housing Attached 1
6.63
3.48 1
dwelling unit
dwelling unit
Land Use Category
Trip Generation Rate
units
General Commercial
Community Commercial
3074
68.17
1,000 S.f.
1,000 SJ
Neighborhood Commercial
General Office
Office Park
111.82
13.27
955
1,000 S.f.
1,000 S.f.
1,000 S.f.
Hotel (350 rooms)
8.23
rooms
Senior congregate Care Facility
Theater
6A
1.25
1,000 S.f.
seats
Health Club
3293
1,000 S.f.
Industrial Park
8.11
1,000 S.f
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TABLE C-2
TUSTIN LEGACY
DRAINAGE ALLOCATION METHDOLOGY
I. Runoff Rate Coefficient Calculation
Land Use Category
Runoff Rate
Coefficient, "C"
Net Acreage
Total Unit Runoff, "Q/1" (1]
Low Density (0-7 Units per Acre)
0.50
236,9
118.5
Medium Density (8-15 Units per Acre)
0,60
1023
61.4
Medium High Density (15-25 Units per Acre)
0.80
76.9
61.5
Community Commercial
1.00
126.2
126.2
Neighborhood Commercial
1.00
16
3.6
General Office
1.00
72.4
72.4
Office Park
1.00
51.3
51.3
Hotel
1.00
4.1
4.1
Senior Congregate Care
1.00
5.9
5,9
Theater
1.00
0.0
0-0
Health Club
1.00
0.0
0.0
Light Industrial
1.00
41.3
41.3
Total
720.87
546.1
IL Proposed Facilities
Facility Type
Facility Cost
Cost Per Unit Runoff
Cost per Net Acre
Drainage Improvements
$111,624,122
$204,393.36
$154,846.40
Water Quality Mitigations
$16,189,697
$29,644.73
$22,458.55
Total
$127,813,819
$234,038.09
$177,304.95
111. Allocation Rate per Unit or 1,000 Square Feet
Land Use Category
Runoff Rate
Coefficient, "C"
Allocation Rate
per Acre
Cost Financed
Low Density (0-7 Units per acre)
0.50
$117,019.05
$27,721,812
Medium Density (8-15 Units per acre)
0.60
$140,422.86
$14,365,258
Medium High Density (15-25 Units per Acre)
0.80
$187,230.47
$14,394,279
Community Commercial
1.00
$234,038.09
$29,526,791
Neighborhood Commercial
1.00
$234,038.09
$851,899
General Office
1.00
$234,038,09
$16,950,833
Office Park
1-00
$234,038.09
$12,015,516
Hotel
1.00
$234,038,09
$947,854
Senior Congregate Care
1.00
$234,038.09
$1,380,825
Theater
1-00
$234,038.09
$0
Health Club
1.00
$234,038.09
$0
Light Industrial
1.00
$234,038.09
$9,658,752
$127,813,819
[1] Based on the Rational Method for calculating runoff, Q=CIA, where Q=run-off in cubic feet per second, C= run-off rate coefficient,
l=rainfall intensity in inches per hour and A= drainage area in acres. Unit run-off is defined as run-off per inch of rainfall intensity, or QII=CA,
which is used to determine the relative contribution to total run-off by the various land uses,
Revised August 18, 2011
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TABLE C-3
TUSONLEGACY
DRY UTILITIES ALLOCATION METHODOLOGY
Land Use Category
Demand Ratio
Net Acreage
Low Density (0-7Units per Acre)
1.00
236.9
Medium Density (8-15Units per Acre)
1.00
102.3
Medium High Density (15'25 Units per Acre)
1.00
78�9
Community Commercial
1.00
126.2
Neighborhood Commercial
1.00
3.0
General Office
1.00
72.4
Office Park
1.00
51.3
Hotel
1.00
4.1
Senior Congregate Care
1,00
5.9
Theater
1.00
0.0
Health Club
1.00
0.0
Light Industrial
1.00
41�3
Tota!
720.8
H. Proposed Facilities
Cost Per
FacilityFacility
Cost
Net Acreage
Utility Backbone All Phases (All Utilities)
$19.530.703
$27.100
Total
$19,539,703
$27,105,72
Ill. Allocation Rate per Unit or1,0UOSquare Feet
Land Use Category
Allocation Rate
per Acre
Cost Financed
Low Density (0-7Units per Acre)
$27.10512
$6.421.346
Medium Density (O'15DUper Acre)
$27.105.72
$2.772.810
Medium High Density (15-25DUper Acre)
$27.10572
$2.083.888
Community Commercial
$27.10572
$3.410.721
Neighborhood Commercial
$27.105.72
$98.065
General Office
$27.105.72
81.903.204
Office Park
$27.10572
$1.391.508
Hotel
$27.105.72
$109.778
Senior Congregate Care
*27.105�72
$150.924
Theater
$27,105.72
$O
Health Club
$27.105.72
$O
Light Industrial
$27,105.72
$1,118,653
0eased on input from various utilities, no rule of thumb or generalization Gan be made that relates the relative
cost pperacre ofdry utility infrastructure mdemand o,land use categories,
Revised August 18.2O11
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TABLE C-4
TUSTIN LEGACY
PARK AND OPEN SPACE FACILITIES METHOOLOGY
1. Future EBU Calculation
Land Use Type
Residents
per Unit! Employees
per 1,000 Square Feet [11
Potential
Recreation Hours/Week per Unity
per 1,000 Square Feet [21
EBU per Unit/
per 1,000 Square Feet
Number of Units/
Square Feet [3)
Total
Number of EBUs
Low Density
3.35
188
1.0000
1,492
1,492.0
Medium Density
2.73
160
0.8506
1,428
1,214.6
Medium -High Density
2.12
160
0.8506
1,302
1,107.5
Senior
1.50
160
0.8511
240
2043
Community Commercial
1.61
14
0,0756
1,451
109-7
Neighborhood Commercial
1.61
14
0.0756
84
6.3
General Office
3.09
31
0,1637
2,336
382.4
Office Park
3.09
31
0.1637
2,849
466.4
Hotel
2.18
35
0.1853
554
102.7
Senior Congregate Care
2.18
35
0.1853
159
29-5
Theater
1.61
9
0.0462
98
4.5
Health Club
1.61
9
0.0462
20
0.9
Industrial
2,15
21
0-1141
700
80:0
Total
Legacy Arch Structures in Linear Park
$0
$0,00
5,200,7
II. Proposed Facilities [3]
[11 City of Tustin General Plan, 2001; Southern California Association of Governments, 2001
[21 See Appendix 1-3 for calculation background information.
(31 SeeAppendixl-1
Revised August 18, 2011
Facility
Cost
Facility Type
Cost
Per EBU
Neighborhood Park - Master Developer Area G Park 01
$0
$0,00
Neighborhood Park - Master Developer Area G Park 02
$4,408,203
$847,62
Community Park - Master Developer Area (46 Acres)
$18,211,264
$3,501.71
Aquatic Center - Master Developer Community Park
$6,237,607
$1,19938
Tennis Center -Master Developer Community Park
$3,585,603
$689.45
Tustin Legacy Park - City Area
$5,738,889
$1,103.49
Linear Park - Master Developer Area G
$0
$0.00
Linear Park - Master Developer Area D
$6,989,666
$1,343,99
Linear Park - Master Developer Area E
$0
$0.00
Other Public owned Open Space Master Developer Area G
$0
$0.00
Other Public owned Open Space Master Developer Area D
$0
$0.00
Other Public owned Open Space Master Developer Area E
$3,742,009
$719.52
Pedestrian Bridge - Warner Linear Park
$11,818,152
$2,272.42
Pedestrian Bridge - Armstrong/Linear Park
$4,830,000
$928.72
Bridge Tustin Ranch over Linear Park
$6.210,000
$1,194.07
Legacy Arch Structures in Linear Park
$0
$0,00
City of livine, Public Park (Marble Mountain)
$2,600,000
$499.93
Tustin Legacy Park - City Area
$2,321.060
$446.30
Tustin Legacy Park - City Area
$4,998,480
$961.12
Tustin Legacy Park - City Area
$288,044
$55.39
Peters Canyon/ trail improvements
$248,856
$47,85
Total
$82,227,832
$15,810.97
Ill. Allocation Rate per Unit or per 1,000 Square Feet
EBUs per Unit/
Allocation Rate per Unit/
Number of Units/
Land Use Type
per 1,000 Square Feet
per 1,000 Square Feet
Square Feet [31
Cost Financed
Low Density
1.00
$15,810.97
1,492
$23,589,960,61
Medium. Density
0.85
$13,448-68
1,428
$19,204,720.93
Medium -High Density
0.85
$13,448.68
1,302
$17,510,186.73
Senior
0,85
$13,456.14
240
$3,229,473.82
Community Commercial
0.08
$1.194.61
1,451
$1.733,967.07
Neighborhood Commercial
0.08
$1,194.61
84
$100,138.58
General Office
0.16
$2.587.72
2,336
$6,046.203.80
Office Park
0.16
$2,58792
2,849
$7,373,657,27
Hotel
019
$2,930.34
554
$1,623,410.73
Senior Congregate Care
0A9
$2,93034
159
$465,877,85
Theater
0,05
$730.04
98
$71,54415
Health Club
0.05
$730.04
20
$14,600.85
Industrial
0.11
$1,804.74
700
$1,2641099.40
Total
$12,715
$82,227,832
[11 City of Tustin General Plan, 2001; Southern California Association of Governments, 2001
[21 See Appendix 1-3 for calculation background information.
(31 SeeAppendixl-1
Revised August 18, 2011
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TABLE C-5
TUSTIN LEGACY
LIBRARY FACILITIES METHODOLOGY
1. Future EDU Calculation
Land Use Type
Residents!
Employees per Unit/
per 1,000 Square Feet [!I
Reduction Applied to Employee
Usage
EDUs per unit/ per 1,000
SF
Number of
Unit/Square Feet [3]
Total
Number of EDUs
Low Density
335
1.00
1.492
1,492
Medium Density
2.73
0.81
1,428
1,164
Medium -High Density
2.12
0.63
1,302
824
Senior Housing
1.50
0.45
240
107
Community Commercial
1,61
50%
0.48
1,451
698
Neighborhood Commercial
1.61
50%
0.24
84
20
General Office
3.09
50%
0.46
2,336
1,078
Office Park
3.09
50%
0,46
2,849
1,314
Hotel
2.18
50%
0.33
554
180
Senior Congregate Care
2.18
50%
033
159
52
Theater
1-61
50%
0.24
98
24
Health Club
1.61
50%
0.24
20
5
Industrial
2,15
50%
032
700
224
Total
7,181
IL Proposed Facilities Inventory
Facility
Cost
Facility Type
Cost
Per EDU
City of Tustin Library and Civic Center ,[3]
$7,953,900
$1,107,59
City of Tustin Library and Civic Center [31
$1.000A0
$139.25
City of Tustin Library and Civic Center [3]
$1,082,000
$150.67
City at Tustin Library and Civic Center [3]
$2.854,000
$397.42
Total Facilities Costs
$12,889,900
$1,794-93
Ill. Allocation Rate per Unit or per 1,000 Square Feet
EDUs per Unit/
Fees per
Land Use Type
per 1,000 Square Feet
UntYper 1,000 Square Feet
Cost Financed
Low Density
1.00
$1,794,93
$2,678,040
Medium Density
0.81
$1,462.74
$2,088,788
Medium -High Density
0.63
$1,135.90
$1,478,939
Senior Housing
0.45
$803,70
$192,888
Community Commercial
0.48
$862.64
$1,252,102
Neighborhood Commercial
0,24
$431.32
$36,155
General Office
0.46
$827.81
$1,934,183
Office Park
0A6
$827.81
$2,358,836
Hotel
033
$584.02
$323,549
Senior Congregate Care
0.33
$584.02
$92,850
Theater
0.24
$431.32
$42,269
Health Club
0.24
$431.32
$8,626
Industrial
0.32
$574,89
$402,674
Total Cost of Library and Civic Center Facilities
$12,869,900
(1) City of-Fusfin General Plan. 2001; Southern Califomia Assdation ol'Govemments, 2001
[2] Each employee library usage equals 112 of standard resident usage,
[3] Demographic and Mitat., IrflarAllt.. - Backbone Improvements Cost Estimate Va... 2,0 provided by the City & Tustin
Revised August 18, 2011
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[1] City of Tustin General Plan, 2001.
[2] Southern California Association of Governments
Revised August 18, 2011
Table E
City of Tustin
Future Occupancy Rates
PROPOSED RESIDENTIAL
Land Use
Units [1]
Population
Population per Unit [2]
EDU
Single Family Detached
1,492
5,058
3.39
1.00
Single Family Attached
1,428
4,841
3.39
1.00
Single -Family
2,920
9,899
3.39
1.00
Multi -Family Attached
1,302
3,181
2.44
0.72
Senior Housing Attached
240
586
2.44
0.72
Multi -Family
1,542
3,767
2.44
0.72
Total Residential
4,462
13,666
PROPOSED COMMERCIAL
Employees per
Land Use
SF [1]
Employees
1,000 SF [2]
EDU
Commercial
0
12,875
1.58
0.47
Industrial
700,433
895
1.42
0.42
Total
700,433
13,770
[1] City of Tustin General Plan, 2001.
[2] Southern California Association of Governments
Revised August 18, 2011